But we have been burned before giving exclusivity and having brokers park our listing with broker making zero effort.We also have seen the issue with numerous brokers local to us, that they do not want to co-broker a deal.

I do not prefer them in the house - the pit bull in any rental is a not only a NO but a HELL NO.I text the tenant and ask him to call me tonight - he does - I ask him about the extra tenant (step daughters boyfriend) amongst other family living in the house above 18 that is not on  the lease - (I'm thinking in this smaller 3/2 house there may be 5-6 adults and up to 4-6 kids living there) - Tenant lies about boyfriend living there. 

Its nicer than Union City IMO, bit too far but has some form of exclusive appeal, tucked away.

I mean they are paying for the advertising they are doing and they never got a contract with you or an exclusive right to represent.

Having an adult son or daughter move back in after college or having your mother in law move in when she is old would be permissible, even if they agreed to pay you. 

My whole firm almost exclusively uses Investment Title.

I’m Isaiah a 20 year old broke inexperienced young adult that is highly motivated to get in this business.

And I realize you didn't say he was exclusively 20+, so we will reach out to him as well, just wanted to clarify for anyone else reading.

For example if they're exclusively managing 50+ or 100+ unit properties in the area your 12 unit will surely be put on the back burner.I'd also suggest the following:- Reach out to a few of the top brokers in the area and request a referral to the best property management company for 50 units and under.- Locate some similar properties to yours (10 - 30 units) via the assessor and reach out to these owners.

Consequently new inventory is almost exclusive in the higher price ranges.