We value each deal independently and agree on a fee structure (usually 1-5 points and 10-15% interest as a broad range).For context one of my company's business lines is first lien notes (hard money). 

Online payments with credit card require an additional transaction fee.

You might be able to improve that rate a tad bit using one of the newer residential mortgage programs that base it purely on the property's own cashflow (some of them will go as low as 1.1 DSCR whereas pure commercial wants 1.25), but the improvement wouldn't be sufficient so as to be worth the hassle/fees/costs/etc, knowing that you're just going to be doing it again in a year or two when you have sufficient 1099 longevity to get a Fannie loan.

So I continued paying my Realtor fees but I started focusing more on moving my corporate career to higher levels. 

One would wrap into a 7 yr arm @5.5% to start, IF I transferred over what assets I could for 1% AUM fee - no thanks.

.), only to be a backup and not get paid fees.   

Many sold and went back to buying properties without HOA fees.

If the work is not 100% complete by the end of the Escrow period, loan may implement a .50% (on total loan balance) extension fee that will cover an additional construction term of 60 days.

Again, a rental agent will be helpful in knowing current prices, paying a half or full fee to get them to screen and place a tenant would have the additional benefit of having this conversation with them to gauge your market.Ultimately since you have some flexibility of schedule and funds I would say do your first live-in upgrade from existing funds and get the other units rented closer to full market rate.

However I need to pay them $250 upfront as the app fee.