I have a list of local banks saved that I can start contacting.

I've heard anywhere from $500-$1500.I'm serious enough about RE that I want to be my own agent to save the percent or two on future properties, but I won't be ready to buy another one for a while.

*I can post me details about the specific property if anyone wants that kind of detail but I'll save that much info until someone ask for it

My buddy @Christian Cramer lists homes for 1% or something crazy like that... if you can find an agent in your area that knows what their doing and will offer you that kind of deal it could be the difference between kissing money and making a good return (Just don’t use a bad agent just to save the commission, if they don’t make sales they’re probably not worth it)

Also since it's a duplex, you can't just charge the costs back to the tenants like you could in a SFH.I like how you saved 9% for vacancy, cap ex, and management though!  

Potential 9% savings on $15K = $1,350!  

Ultimately he agreed to pay for the credit check and background search and I approved his application despite his borderline credit score and marginal reference from his current landlord.

Hang in there.Once the kids are grown, you have saved plenty of cash and your credit is spotless you will be able to apply that determination in a positive way.

I will save on a ton of costs from not going through the bank.

I'm stuck waiting for another 5 years or refinancing to save ~$35K.