Another key concept is that your first system is rarely the best or most efficient, so always be willing to adjust as needed (but don't change every time you hit a snag; there's a fine balance there).

Coming to a final end, looks great should come out to 55-65k comp Lessons learned?

He may have discouraged a final and best. 

Personally I avoid doing anything illegal that would carry a conviction or a fine or put my license at risk, but look at how many real estate investors use cheater signs to market their business, even though in most areas they risk a class one misdemeanor or worst to do so.I will PM you a name and number of an attorney in our area who I believe has represented investors in DPOR complaints before. 

My lease calls for a fine of $750 if you bring a dog in without permission and I found out 2 weeks ago that he had been bringing a dog over so I told him not to do it anymore. 

Who is responsible for the “error” is irrelevant if the closing docs allocate ultimate responsibility to the party who should pay the item... which they should.This is like refusing to pay your share of a final water bill.

We were wrong.It took another five months to sell, along with over $17k worth of price reductions to end up at a final contract price of $312,500.

PM fees in most markets when including all charges is ~10% (not as low as 5%).I think you have a fine first RE investment. 

It's good that it'll be hot so we can really take that into consideration when making a final decision.

Personally, this would be a final option since the local market is usually on an upward trend.