I found that it lacked a large enough customer base, as many times it requires buyers to have cash in hand.

@John BlueWelcome, been to Kutztown once or twice.In PA. there is transfer tax usually 2% split by custom between buyer and seller.

I bought a home in B/C and I don't think it had a five year call.but I do recall I just dealt with a bank and the fee's were substantially less than what happens here.. the banks want you as a customer for life..you keep accounts with them you talk to your personal banker etc.I loaned money there as well it was a first..

Don't get creative, follow local customs.

Moreover, they are professionals who put a good image on our businesses.Over the years, many companies are learning that customers and prospective customers do not like dealing with voice mail and automation.

The same issue applies to advertising, you can' advertise what you don't own without a license but the trick is advertise the interest to that property.Local custom prevails, meaning what is expected of you in that area as to how you operate will need to be followed, ensure you are never seen as acting as an agent for any owner or buyer.

On the bookkeeping front, I have written custom web software for the tenant ledgers, and have pushed that task down to the onsite staff.

:)Also as you become more successful you can probably pull back (at least percentagewise) to some extent as you will get more referral and repeat customer work.Starting out the general advice is usually to hit your "Sphere of Influence" first to let them know you are an agent now and to consider you if they need an agent or know someone that does.Talking with other agents mailings seem to be the most effective stuff.

I know all "investors" think they are special, but I generally won't eat the fee on anything under $100k, unless I'm confident it'll be a repeat customer.

Those I follow up with custom letters and post cards.