1. agents fees 5k? no such things. and is the owner that gonna bear the agent fees. not the buyer. you only need to pay the remaining fees.

2. 100k should be a low cost house. you should expect the tenant grade as well. those agency you mentioned is subletter. meaning you rent to them and they will managed. mostly at a very very cheap rate so that they can earn as well.

3. as mentioned in the point above. low cost house can only be used as first time buying property. so either you buy this or buy those affordable government projects rumahwip rumah selangorku etc.