Rents went down in 2017 and pretty much stayed flat.

Overall it brought in a net annualized return of $4284 a month or $51,409 net annual (after management, vacancy, wear/tear repairs and cleaning fees).

Some contractors will also charge you for a bid, you might offer to pay a fee for them to go out and give you a bid to compensate them for their time.

Rather they are showing a 'proposed financing'.They are NOT guaranteeing that you will find this (LTV, Rate, Term) or any other aspect of a loan (fees, commissions, etc).Leaving the loan aside, I can't help but make a couple of comments regarding the numbers;- Vacancy of just 5% means that if you have 1 move out in a year and it takes you more then 1 month to turn the unit and re-lease it, you have exceeded your vacancy budget.

At their current rent it is nearly flat ($250/mo) for COC return (after reserves).

You found one that will, and maybe those fees help them "stay in the green" on their balance sheets for those loan sizes. 

Thats why I suggest to get into earning bird dog fees and commissions before attempting to flip a contract.   

What is the HOA/co-op fee in the building?

I would recommend always including your property management fees in your analysis even if you do plan to self manage. 

I was quoted the following:Single family home/Fee Simple townhouse- 20% down payment: 5.875%- 25% down payment: 5.625%Condominium-20% and 25%: 6.375%- 30% down payment: 5.375%