I guarantee everyone she talked to that day has one name come out when asked "Do you know an agent".

that is self dealing and as mentioned would be subject to fines You could offer an guaranteed buyout  if the property does not sell after the listing expiration with a predetermined price 

Some even offer guarantees and money to cover any legal expenses should an issue arise. 

In effect, this means they have invalidated your lease because they cannot guarantee you can use the property for 20 more months.  

Appraisers are very conservative on cash-out refinances.Sure if you can get a contract to sell if for significantly more good for you, but you can't guarantee people looking to buy it on your exit will only use the income approach to decide on what they will pay.

ask for more - money back at settlement - guarantees to survive settlement, all chattels in buildingsadd commercial real estate to your wish list of opporltunitesif you become discourage and frustrated - go flip a few junk houses for practice and cash flowattend auctions - watch the activity closely - meet your competition - collect cards - build a buyers listdo something every day related to your personal real estate and financial goals DON'T GIVE UP!

Also, they do have a odor-free guarantee as part of their contract.I'll let you know how things turn out in the end.

Bottom line, there's no guarantee their cost structure is the same as yours.

If I can’t give them mortgages, then I guess I can only give a note and personal guarantee?  

You never spend money that does not guarantee a return other than on essential maintenance.