Flat fee: they say there are no hidden fees.

We have a gun range out here that stocks everything from S & W, Kahr, Walther, Springfield, Beretta, Magnum research, etc. and for a flat $10.00 lets you shoot them on their range.

The Appfolio property management software runs $200 a month (they charge this for 1-200 units and it is a flat fee and has not changed in 2 years).

He did however had 2 more properties that he showed me as well. 2 SFRs and 1 2-flat.

There's nothing like total immersion to become Baptized as a landlord IF you're willing to tackle the tasks at hand.Here's what you'll need to do in short order:Crash course on landlord/tenant laws in your stateSet up (separate) systems for marketing for target tenants, screening/vetting prospects, easy rent collection, bookkeeping, contractor/handyman management, etc.The three best educational resources I can offer:Fixer Jay Decima, of 'Tenants & Toilets' fame (lower-end), Mike Cantu for mid-range tenant management, and David Tilney for the higher end of the market.

Or is it a flat 6% either way you go whether all of it goes to the listing agent or it's split with both agents getting 3% each?

There does not seem to be any properties in the 2% or the 50% rule to even screen them to move forward to due diligence.

find a realtor/lawyer to do it for a flat fee.   

I would consider hiring a property manager, at minimum to advertise, screen and lease, unless you have prior experience.One advantage you have is that prices may soften going into the holiday season.

With recording mortgage, title insurance, lender fee (typically 1% range my, bank charges a flat lender fee around $1000) etc (escrows not included) 2500k would be my best guess.