The other thing to think about is dual agency issues if you have your agent write the contract, since the agent won't be able to be a fiduciary to both sides.  

I negotiated this fee based on the fact they were the listing agency for the property I purchased.Maybe consider having your tenants roll over to a month-month or get a new management company.

I just moved to Las Vegas from Virginia where I worked for a National Intelligence Agency in the Northern VA Region.

I am going to start a significant remodel of my house in Santa Monica and wanted to maximize all possible rebates, grants or energy rebates that are available for new roofs, windows, appliances, insulation, landscaping..ect.I have a basic list (local municipality and appliance rebates) but didn't know if there was anything that I was missing or didn't know about...possibly other agencies?

I know the agency products very well.

Not really because I found out that, after the real estate agency's 5% fee (30K),  I will have to pay around 30% in capital gain taxes which comes up to a whopping 96K.

It was hosted by M.I.P and we toured properties, meet lenders, insurance agencies, and other provider doing business with M.I.PMy Criteria/Situation: 100K Purchase priceGood working-class B, B+ area3/2/brick houseWas looking for 1% rent to purchase ratioConventional financing with 20-25% down paymentUtilized 401K loan for down payment and closing costsThe Purchase:During the M.I.P Property tour in May, they handed out flyers with properties for sale reserved for visitors that weekend.

From my experience each turnover required more work, they didn't care much about their deposit because it likely was paid by another governmental agency, and I would guess every apt had at least one hole in the wall to fix. 

Bizarre - try Auto owners / company not an agency.

Louisiana is completely different :)If there's an existing mortgage on the property, by law you must use a licensed/approved escrow agency.