And if I’m going to go on and get my brokerage license, should I go on and start real estate agency?

i can also try to sue the landscaping company a d the management agency that arranges works for the HOASince they are all legal entities- its a concrete slab - nozzles right in front of it pointing the wrong way i was shocked it could get in but the engineers report is clear  and there is not rainfall or pipes in the vicinity  

The buyer's agent has the same obligations toward the buyer.While double-ending a deal (disclosed dual agency) is attractive to the agent, it's not good for the buyer or seller.Here's why;As a seller's agent, I'll push hard to get larger deposits, faster closing, higher price, fewer contingencies, etc.As a buyer's agent, I'll push hard for exactly the opposite.As a disclosed dual agent (representing both sides with their permission), how can I possibly do those things? 

My version of cash for keys is, "If you are out by xx day and the unit is left clean, I will drop the eviction suit and will not sue you in small claims court or report you to the credit agencies."

Also, keep in mind, 9% (I think) goes to agency fees - so HUD is only keeping 91% of whatever you offer. 

My tenants in Dothan are working for relief agencies in Panama City.DarrellDarrell

That rate of 7.7% you mentioned it doesn’t exist on conventional market, that sounds like subprime non agency, an fha rate should be around 4.5% and conventional 5%

Agencies are afraid to state square footage these days.

Are you interested in another agency listing it or possibly a different management company.

Misrepresenting driveway access is a fast ticket to getting sued by the buyer.In addition to the other good suggestions here, I'd suggest a certified letter / return receipt to the broker at that agency.