Greg, nice observation . . .

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

Mine typically do provide pictures of anything observed to be out of the norm when they arrive at the property to clean.Sorry for the confusion! 

I have observed clients who have purchased properties based on the 1% rule but have struggled to stabilize them.

And via the clustering we are utilizing green-space in a communal manner thus reducing foot-print of that BUT retaining such perception as each unit has walkout to what seems a BIG green space.

Not sure where your research came from but what I was basing my perspective on, was from a professional working knowledge of being on the ground observing.

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

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.

After the restrictive zoning passed, WIP still retained the right of ownership and they also had the right to prevent people from using their land. 

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?"