Therefore, the tenants I choose usually have a better income, so their income have room for me to raise rent while rental market is hot.  3. 

The ‘closing fee’ usually goes to the employees who close the deals and deal with all the nuance/files/lawyers.

And there is usually an “educational” course that they want to capture, that will cost you tens if not hundreds of thousands of dollars, 10 students will beat any flip any day.

Ie there’s a base cost for a 1 br and extra br are usually marginally more money.

There is usually a "Rental Zestimate." 

Often a tax deed has a redemption period and usually needs a quite title action to get title insurance. 

Yes, usually you set up an llc entirely owned by your self directed ira. 

These are usually unlicensed brokers.

Although ideally you can control costs by paying materials directly, I’m not opposed to a small down payment (20-30%) for a larger job which translates to their materials and a setup usually. 

When folks tell me about success and they got ( cash now), they usually also invite me to a Party :).