Commercial lenders that have real estate involved will charge upfront fees, even banks.
Commercial Loans and Asset Based Lines of Credit or revolving lines will also charge upfront fees anywhere from 5k-20k.
But those deals are $1M+. They typically will not look at a deal less than $2M for a LOC.
If the loan request is under $500k yes there are lenders that will do it without upfront DD fees.

Ben
www.omegafund.com