Finding properties that will cash flow is much easier with multi family buildings but the location is a big factor as well.

I would suggest doing it as a flat fee listing and not offering the selling agent anything, just use it as another place online for tenant/buyers to find you.

Maybe you find a property and cant get financing on it, then you can co-wholesale or refer a deal and make a small fee off of it.Just get your momentum started, I think that is the biggest thing. 

At inception there is usually an option fee paid buy the buyer, which is not refundable.  

Another factor in this market is the competition for this size deal.

You don't need to put in the lease that he parks in the yellow lines or he pays his HOA fee or you won't sell. 

And besides these factors, lies and deceit that are an integral part of any business strategy are wrong.

No origination fee, there is a 450 "appraisal" charge that goes into closing costs if I choose to use them.

This can be a factor in the offer whether a new roof is needed or not.

You're most likely responsible for the AC, water heater, and anything "inside the box" like plumbing, electrical, flooring, kitchens, and bathrooms.If you find a cash flowing condo, the only real concern in my opinion is shifting HOA management and fees.