Many issues to consider here regarding the mortgage, if PA had a real estate transfer tax issue with this, if there any deals in place that would restrict you from doing this, getting permission from the bank to do this, annoying legal fees it will cost to do this...3) The partners then distribute their TIC interests in this land into the New LLC. 

It relies on factors like your investment goals, risk tolerance, and timeframe for Investment.

The cost to borrow, pay someone to manage (10-20% rents... i underwrite at 15%), HOA fee's coupled with an, at best 85% occupancy rate) does not cash flow.Am I mistaken, or are others seeing this, too in the area?

Because this is not my full-time job, are there any brokerages without the hefty monthly/commission fees that anyone is aware of? 

Does it matter and will I still get my fee as a wholesaler or do I still get the 10,000 from the price difference?

To be clear, if there is ever a 3rd party involved, any "upfront fee like the $15K" is earnings for the person organizing the 'sub-to' or wholesaling the deal etc; so they are making money just like a Realtor.

I work as a contractor and this happens so much that I have considered charging a fee for quotes (Just to cover over-head $20-$40) but I only know what I know and plumbing is not my speciality lol

Check for references, comps on their rental information, sample leases, who is running the company and their background, insurance coverage and what all is included and the fee rates.

This can help save you on closing fees. kindly,

That's factoring reserves and PM fee of course.