Some agents will charge a little on top ($100-200) and keep the difference whereas most will just charge whatever they have to pay to their broker

Looking for others opinions on these places or other areas that match this criteria.

What is a good strategy for personal investing for future with as little capital as possible for a decent return on investment?

There are always non-warranable condo options depending on the exact situation. 

Also, some municipalities require that the property be your primary residence and that you live on site to manage.

I would be cautious about that because their website may be built based on the experience of a national brand, not the local manager.

Options are to take out a loan for the 25% and just purchase or co-sign a multifamily or just co-sign on a SFH so they can get the 5% down, no loan needed, there wouldn't be any real benefit to me and my husband as we would be assuming the debt but we would be helping our kids out.

He stopped paying on the properties.

Also, BP has multiple books on their websites to go in depth of want and what not to do when investing!

Here are my thoughts on your question above.