Current rate is 4.75 on a standard 30 year note, home was purchased for 140k did a Reno of 94k.

Hi,If I am selling a home for around $350,000, the standard commission around here is 6%.

Also, many standard contracts have a clause that seller will pay up to x% of purchase price for any lender required repairs, so your agent may just be explaining that if lender required repairs total under 1%, for example, of purchase  price, the seller will fix it per the contract, but if it goes over that amount, they can back out if they don't want to pay unless some compromise is reached.  3.  

The area grade could be higher depending on who you ask....its not Detroit, and hell I'm originally from the south side of Chicago so this place is great by my standards!

I just had a real estate agent tell me that the standard listing fee in Florida is 6%.

You need to establish this as your company standard.  

Or to start out with a 4-plex with a standard mortgage, and possibly live in one of the units for a year or so?

We have our standards and integrity's.

If you want to keep the tenant, I'd screen them like you would any other applicant before you close; if they don't pass your standards, have the current owner end their lease before you buy.

the cost went from a standard 10k fix, to 20k, killing the deal after we bought it.