I think you should have an end buyer ready to buy and make sure the agent get their commission and submit the offer through the agent.

Talk to the agent and let them know what you want to do and let the agent know you will pay their commission.

Check in RE agent's requirements with the RE Commission, they may list assigning contracts as a license requirement.

Net of commissions we cover about 75% of our costs each year which includes the $350/mo HOA.

Offer to let the listing agent have both ends of the commission (if you're not already working with an agent).

Or could it be easy money for the broker, since the salesperson is independent, but will still split the sales commission?

Our mortgage for 30 yr including HOA 460 a month.If we sell now with 6% commission, we would probably have to sell at 489k to break even (and lose the money we pay monthly).Either way, My brother will most likely stay in dc area for a long time and just rent somewhere cheaper and I will do the same and then move to Jacksonville when the time comes.Question is: should we sell now or should we rent it out for a year?

I often pass on non-wholesale leads to my agents and take a percentage of the commission once the deal closes.

There is the clause in most residential leases that says if the tenant purchase the property within (x amount of days) the broker is entitled to (x amount % of sales prices as broker commission.

At some point, it make sense for you to consider getting your agent's license ($1,200 up front and $100/mth), to have full MLS access and ability to inspect properties, control deals, bid low on HUD properties, and earn an occasional commission.