Put 5% down, maxed out 3% credits, got an additional $3,000 out of inspection items, rolled commission into deal, after all of that and prorated rents we only came out of pocket $2,000 for the acquisition.

Maxed out 3% credits, ~$2,500 on inspection items, rolled commission into down payment.

All commissions are negotiable and there are common fees and hidden fees.

@Ben Lin, The two part reinvestment requirement is that in order to defer all tax you must purchase at least as much as your net sale (contract price minus closing costs and commissions). 

(Only so they know I’m happy with their service, I get no referral fees or commissions nor am I related to them in anyway.)     

There are brokerages out there that allow you to pay by transaction not by commission. 

They can be really helpful, but in the end they make money from commission.

I actually believe it is useful to have your license as an investor as you can collect commissions from your own deals and search for deals as well as serve others in the same capacity.I recommend making a connection with a good property manager in your area if you intend to work with investors and to make your own investments as passive as possible using them.

An environmental report commissioned by the court put the amount to remediate at $48,000.  

Also if you can get an agent list it for you on the MLS and provide some commission to the agent who finds you a tenant.