Here PM companies are expected to provide routine checks of properties, both the commitment and cost are baked into the service offering - so ultimately the client pays (PM fees are typically 7-10%).It still falls short of what we do in-house for our own properties (one of the reasons we are growing our own capability).  

Plus, many builders are only giving realtors a flat fee, generally 10K and in the contract state that the agent is not allowed to rebate any money to the buyer. 

Also, in FL at least they give more room for units where you pay the utilities.

I contracted him for my 3 flat, but it was a nightmare!  

My understanding/impression is that most of the 15 tenants are in the 700-1500 sq ft. range with the largest space being 2200 sq. ft.The Office Submarket looks as such: Flat capital growth and lease rate growth since the recession13.7% average vacancy rate in submarket 3 star (10.9% across all level properties)Availability rate 13.9%12 month net absorption SF 227kAverage 12 month sales Cap 7.7% (across all star properties)0 new properties under construction or to be delivered in the next 12 months Average lease rates are $22-24 sq. ft (this property is about 21.5-22)Value add (seems to be a stretch but might be):Upgrading interior hallways and exterior for a broader appeal and capital appreciationOffer basic build outs to interested parties (not something the current owners do) Working against the office submarket in North NJ is a declining population.and high property taxes but the 2 star being at the bottom may be better equipped to handle stagnancy.This building is on main road with a15-17k car count a year/ does provide signage is near retail and less than a 1/5 mile off a highway exit and is close to a city center.  

This seems too good to be true and I would like to bake in an entry in my own pro forma for management. 

I found out that if i pick openlisting.com or reali (reali just has a flat fee), i get maximum returns from buyer agent commission. 

I know it could be a commission based percentage , flat fee, or combo of both.

I bought my first property in Chicago (A two flat) in February, and I have just approved my first tenants for June 1st. 

It sounds like per property is more appealing for a flat fee.