Quote from @Ian Ciborowski: Chicago mainly has just 2 flats I notice.

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

Tack on the PM fees and your professionaly managed property is at a big disadvantage price wise.

You don't have to pay agent fees but If the seller has to pay it all out of pocket then they won't accept your offer. 

Do you keep a flat basis point payout across both products, or scale it depending on the loan type?

I just change it away from split fee pricing, right? 

The best move would be to review the actual language of that PM agreement with your client, see how long the clause applies (some extend beyond termination), and either negotiate a reduced fee directly with the PM or wait until the management contract expires before listing.Not all PMs handle sales well, and some tack on fees that seem high — but in this case, they might be fully within their contractual rights.

…I heard that there is flat fee services but you have to be carefulwhich one to choose.

I feel like it would work to charge a small subscription fee to have a company on call, then have a list of tasks they will do at a set cost and let the landlord choose which they would want to outsource. 

As I mentioned above, if you're not registered as a HML or lender and you are charging fees as a lender, you're in violation.