You can assume about 1% in closing costs in addition to commissions so you're starting around 7% before the seller gets any cash at closing. 

Quote from @Andrew Swaim: hey everyone, I have a couple investment properties but i have never found a awesome discounted deal, the last BRRRR i did was just alright, i started using deal machine but all my cold calling is coming up empty, the wholesalers in my area have been sending out crap.

If you used them to purchase another rental/ use for another business endeavor...the process starts over. 

I just don't want to start working with a realtor and waste time and end up with no real solid prospects for buying.

You may want to start with the BP agent finder for those markets and then work with them to find good PMs and lenders.

I don’t have a specific recommendation off the top of my head, but for HOA/condo insurance, it’s usually best to start with a broker who specializes in multifamily or association policies.

@Malcolm Brown it is great that you are thinking of the money to fund the deals you are going to get started with but understanding what a deal is, I think, should be the starting point. 

Loan Closing Process & Borrower Forms: Soft quotes, hard quotes, loan application, underwriting period, standard loan forms, loan commitment, rate lock, loan closing, time to close (start to finish), etc.8. 

I have started to do some door knocking, and I see what you are saying!  

I'd start talking to her and looking for another place for her to live.