I have a great job... but I am a 1099 contractor at a 100% commissioned job.

without closing costs,repairs,commission and 2nd closing costs ?

Remember foundation companies are not engineers and they work on commission.  

Most good landlords have commissions accounted for in their budgets.

It won't cost you anything as those costs are covered by the commission and paid by the seller.I don't know how down payments work in the US, in Canada the money comes from where ever (ie it doesn't have to come directly from your bank account).

We maintained management through the hold period, which included leasing commissions and management fees.

In my experience, the commission on rentals for realtors isn't that much so the amount of work they do after getting the listing is pretty minimal. 

After commission hes losing money selling the house. is there a way to deal directly with the seller of the property instead of having a realtor?

It involves signing a contract with a seller at a agreed upon price and then assigning the contract to a buyer after padding your commission.  

I figure I will get the same sale price, but be able to cut out about $10k in closing costs and commissions if I do seller financing.