If you are considering working with them, I strongly advise you to double-check the provided rates and terms carefully.During my loan process, I discovered that they had added a yield spread interest without informing me. 

I had heard that anecdotally, so it's nice to get some insight from someone directly involved in the process.

These aren't just about deductions; they involve strategic structuring and timing.

I am looking to do something but a bit hesitant with the up front fees especially given the limited upside and risks involved in today's market. 

The fewer people involved, the better.  

I'd recommend you spread the request across your buyer and seller - trying to get them to budge ~$5k each.

That way, you’re spreading risk and maximizing returns.Second, before selling, consider a 1031 exchange to defer capital gains taxes.

I have been involved in many ways in real estate and have been investing for over 30 years.

You won't FIND a deal in this area but you will meet people doing deals and someone might be willing to be involved in a deal with you if you go through points 1 and 2 first.

This can be anything involving extensive rehab to merely obtaining a tenant willing to pay more.