However, that was our first year and we really didn't even get it listed until March.  

You're asking someone to spend a lot of time and energy to share what they've spent years - maybe decades - learning and developing.

Have 3 loans to refinance in the next few years and DSCR's are added to the option list.

Tons of growth coming all over town with new developments constantly, plus the weather is great 9 months out of the year!

This agreement is just like a listing agreement when you go list a home, you are hiring the right person for the job, so this is the same type of contract, but this person is hired to find you the right home. 

I list them on Zillow for about $100 under market rent.

About biggest "drama" I had seen is when there was a pitch for "what about mini-storage", which we discussed for some time, I equipped them with all the realities of it, we developed a few real world potential, really fleshed it out, "board" meet, reviewed, and decision was made of why chase shinny things when on a good proven known path.

I ran some very basic numbers on option 1 and if you can get a ST/MT rental per your comments and other assumptions you list, this could be a deal for you.

Thanks Thumbtack seems like Angie's list.

Check to see how many contacts a listing has received in X amount of days to see if it is competitively priced.