Doesn’t mean your brokerage can’t receive referral fees for clients though.

Also in a situation like this, what would be the most accurate appraisal to help me determine the value: a fee simple vs leased fee or something else entirely?

The drawbacks of hard money are that it's short term, usually 12 months, sometimes 6 or 18 months and it's also higher in terms of rates/fees.

Currently the fees are around $18-20k.   

Minus a wholesale fee and some other holding costs and you’re down into the 10% returns.

I'll add those soft costs to my wholesale/assignment fee.  

Im looking for one where the landlord and Prop Mgmt company goals are aligned (finding good tenants who stay long) and not trying to uncharge on unnecessary  fees when possible.

I have no idea how to find developers that would build luxurious homes in a community like this, and wonder if they'd bend over backwards to pay for Backtaxes, Closing Costs, a wholesalers' assignment fee, and close within 2 months!

points and fees should be paid at closing not in advance.

Ask about fees and splits and find what works best for you.