Or, you can make an agreement with the homeowner to get the information you need for the 2nd and pay them a "moving fee".

However, without going into details, I would recommend breaking down the expenses to make sure you have allocated all the expense needed such as management fees (even if you do the management yourself), cap ex, vacancy factors, etc... 

I had brought up the point that most places are going for 5-10% off asking, as well as I’m saving her the 6% she would be paying in agent fees since the awesome guys at Deacon-Hoover are handling my paperwork, but was only able to bring her down to $195,000 which she seems pretty firm at.My dilemma is I really like the place, I have a ton of tools and constantly flipping/rebuilding motorcycles, cars and jet skis so having a garage in the city is very crucial to me.

My goal is to have every one feel secure in the partnership while also avoiding any unnecessary fees like legal, if possible.

Since I started using it my tenants are paying earlier and responding WAY more promptly to messages, which by itself makes the cost worth it.Though actually just a few days ago they put out an option to use Roof free by just tacking on a payment fee for your tenants to cover when they pay rent, so you basically have an option to pay yourself or charge your tenants a bit extra.Bonus:  The Roof mobile app is also among the best I've used.

I don't use HML a lot as of now to avoid spending on fees.

The "bird dog" usually is paid a "finder's fee".

Plus, I give them a $1,000 Option Fee to put some cash in their hand.- My payments (PITI + HOA) total $700/mo, but I rent the property for $1,200, so it has $500/mo in positive cashflow.

What would my closing costs look like without the realtor fees?

The contract states, "Seller _________ agrees to pay a consultation fee in the amount of 50% of the profit to ___(me I know)_ for the sale of this property."