We are about to close on a property soon in Philly and are planning to do the following work --Add HVAC, Add a full bathroom and add a half bathroom, Fix kitchen (keep same layout)My contractor is saying that (Approach - 1 ) - we don't need to pull permits.

I think if they get their way, there will be caps on commissions like in the mortgage business.  

Congrats on purchasing your first property! 

The owner isn't too keen on putting it on MLS and rejected working with realtors but willing to sign a contract with me. 

This property was the first one I ever worked on with my father.

I would greatly appreciate any advice or suggestions on how to proceed.

Congrats on your first investment property!

Are you seeking helocs on investment property or primary residences.?

For something more advanced Lone Star Capital has one on their website you can download for free I believe

If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee.