I have reached out to a few attorney's and of course they are saying I would have to put them on retainer before giving advice. 

Before the house is sold on auction, the owner of the house is in the position to reinstate the loan or pay it off and thus retain a title.

With big benefit potential of possibly retaining "Graduated" persons who are now highly trained, proficient employees. 

In markets like Raleigh, some agents now work on retainer or flat fees instead of commission splits.Why Commit?

You empty the place out as much as possible, correct the management systems and then start fresh with an environment conducive to the quality persons being retained and not being "infected" or ran-off by a "swamp" over-ran with "bad". 

It is common for rental property investors to feel the pain when a property turns over but keep in mind that is why we retain security deposits for you. 

If you have a perfect tenant that you really want to retain/reward, keep their rent 5% below market.

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

Retain a cash reserve to cover vacancies or downturns, and align with your long-term goals by consulting a financial advisor.

The effect of this process is that the portfolio is constantly improving by retaining the best properties and jetison the under performers.I've bought and sold over 1,000 properties, and people always ask me "How many doors?"