I am a co-creator of VestRight, along with Cody Bjugan.

I'm not in the Memphis market, but seems like Rentometer.com has a nice range of comps for us in Co Springs.

It's just a matter of finding them.Other options would be finding a full service co-host and negotiating something with them to take a smaller commission (or salary) to just handle that part of it. 

The contracts I am being presented by co-brokes are sometimes riddled with errors and mistakes.

I am one of the co-founder of Host that you mentioned. 

Ensure 90% of tenants meet preferred criteria.Target Audience:Ideal tenants are clean, responsible, and sociable single professionals, students (with co-signers), and military personnel.

But we dont discourage co op or try to steal clients from other agents..

I am not aware of any PM co that charges the same fee for the original placement.

Pay close attention to the capital stack, how much debt there is, how much preferred equity there is, how much the GP is co-investing, how much they project rents to rise organically every year, what exit cap rate they're assuming, how much cash reserves the property/investment will have, how much does the deal returns change when you add 50-200 bps to the cap rate, what is your breakeven occupancy and exit cap rate, and a bunch more. 

Purchase price: $560,000 Cash invested: $56,000 Co-sign investment.