Hi Paul,I'm one of the founders and wanted to thank for you for considering Ziprent.To clarify, our tenant placement fee is $1,250 and property management fee is a flat $125/mo.We utilize a secure, on-demand showing process that doesn't require an an agent.

If you have some experience with buying and selling, for me, the best way to go is with a Flat fee agent that will put the house in the MLS and give it the exposure that any agent will give. 

But, they will owe you that money whether regardless if whether they buy a property or not.It is when you tie your compensation to the actual closing of a real estate transaction, whether flat fee or percentage based, that would create trouble for you regarding licensure.

The building stock is like all the other Chicago urban core burbs, so expect lots of 1950's and 60's construction with galvanized pipes, flat roofs, boilers and outdated electrical.

I would start with a duplex that you live in, three-flat at the most.

In Florida right now, market rents have mostly stayed flat for 1-2 years, and expenses and insurance have gone up.

I suspect this happens when the subfloor is not flat.

Thank you in advanced  I design build houses 1-3 family for 10k flat.

Most of the time you're talking about land that doesn't have all that much value and any appraiser that's not crooked is going to recognize the land for what it is - you can't comp 15 acres of swamp or rocky cliffs with 15 acres of flat farmland and get away with that honestly, unless the entire point is to defraud the IRS. 

But, if you presented this approach in any place devoted to helping you make sales, it would be flat out rejected.