It was the longest point and also had some fun baked into it.

Sometimes you can find entrepreneurial people off Craigslist who will be your boots on the ground and can take photos for you, etc, as long as they get a piece of the deal, i.e. a $300 flat fee or something, if it closes.

While we never use these agents to list (we only use a flat rate lister) or buy our properties (we represent ourselves to hopefully save buyer commission), we do let the few we know know about our listing before we actually put it up and give them a chance to get their clients in first.  

I would recommend that you check out XY Planning Network or NAPFA to search for a fee-only/flat fee advisor that won’t try to sell you products.

I bought this lot across from Walmart in Ash Flat, Arkansas, it is three 1-acre lots all together.

Their fees are flat and no fee for lot of small things.

I don't know what you've baked into your cash flow number but with another $2K/month of "buffer" expenses leaves you with $72,000 NOI. 72,000 / 599,000 = 12% CapAnd you have PLENTY of Debt Service coverage on it assuming 25% down at 4% amortized over 25 years. 

Some facts that might be helpful:-I have a flat roof-The damaged area located right against the back wall of the building, very close to the vertical gutter-The unit directly above has experienced water leaking through the top of their door and window frames as well

Also you have to factor in hillside homes versus flat land, etc.Best,Rick

You could use some discounts brokerage where the seller agent fee is only 1-2% or even flat price.