My primary types of marketing are bandits signs (90% of replies) and Craigslist (10%). 

....unless you are able to contact the previous owner and get a move in checklist that the tenant signed previously.

The leasing is a lot of work, advertising, showing the unit, running application and the credit/background reports, verifying the information, doing the lease signing, etc.The first month's rent does encompass everything to place a tenant we don't break out separate marketing fees, it's an all inclusive fee, the first month's rent.Negotiating is up to you and the PM, where the units are located, their condition and also what services are being offered. 

That can be discouraging, but if you stick with it you'll build that rate up.Bandit signs will put you in competition with other wholesalers that put up lots and lots of bandit signs in their target neighborhoods.

Unfortunately, the company managing the property before I bought it didn't have tenant sign a mold addendum.  

The tenant has since explicitly stated in writing that he refuses to be inconvenienced by answering the door to the Mail Carrier or to go to the Post Office and pick it up/sign for it.

He wanted $1000 in earnest money at signing while I want (and really can afford) only $100.

They second they dont pay or a buyer wants them out before they sign then I would give them eviction notice (if you dont have time to give them proper notice but it sounds like you have already).

You need to sign up with a brokerage allowing you to taking in as much commission.

Yes, the contract needs to be signed by ALL parties.