That gets you closer to your goal of $48k net profit (after commission, but before expenses) if I understand correctly.

As a salesperson all that is that you usually make (although it negotiable) 2-3.5 % agency commission whether you rep a buyer or seller under a brokers lead generation.  

All the commissions stay in house .  

I've considered throwing 2.5% commission on the buyer's side.

I don't see an advantage to retaining a realtor to sell the home for full commission.

We are having the conversation right now around what to do with his commission he will receive when we close.

Whether the seller accepts it or not is a different matter and if they do accept it whether they still pay the commission is another different matter.

******************************Current Loan Bal - $315kMortgage Pmt - $1344/mthProp Taxes - $840/mthInsurance estimate - $300/mthTotal estimated PITI = $2,483/mthHOA - $124/mthTotal Monthly Expense (not incl, Vac & Coll, Mgt, or Capex) - $2,607************Estimated Monthly Rental Income = $4,000 to $4,300Estimated Net Income - $1,393 to $1,693  ($4,000 - $2,607, etc)Annualized Net Income = $16,711 to $20,311***********Estimated Current Sales Price = $830,000Est sales cost of 6.5% (5% commissions + 1-1.5% other costs) = $53,950Est Sale Net Proceeds - $776,050Est Net Cash (after loan payoff) = $461,050 ($776k - $315k)******************************Est % ReturnsAs a Rentalbetween 3.62% to 4.41% ($16,711 net inc/$461k net cash from sale, etc)Again, this does NOT include vacancy, collections, management, or capex, etc.

You would be the perfect agent to sell it and collect that commission.

I highly doubt he is building homes in Texas from his self imposed exile to Portugal to excape massive litigation that was/is coming his way.He is a marketing guy and receives a commission for referring you to the builder developer who actually owns the properties.. at least that was his SOP in the past.