I am desperate to get this tenant out of the property and collect all past due rent.

Purchase price: $86,000 Cash invested: $2,500 After being done with Rich Dad, Poor Dad, several podcasts (including bigger pockets), and other resources we were desperate to take action.

In this case the desperate borrower accepted a rather modest settlement.  

(We're not desperate to sell) With being new to the selling side, I'm curious what is standard for agent commissions in an off market situation.

Go wtih what works - but intelligently.We offer a free month of rent, but to avoid desperate people, we credit 50% towards their 2nd month (to make sure they can afford 1st month rent + SD) and then credit the other 50% the 5th month.

I suppose you could share a portion of that with the cleaner if you are really desperate to keep her. 

If you’re referring to the “newbies” with $10k to their name that watch a video by Pace and get excited and pay for joining, go out with their last $5k and do a sub to with a “desperate” homeowner without revealing all the possible consequences (because they are unaware of the consequences through lack of experience and lack of knowledge and or choose not to inform the seller) then I agree, it’s probably going to turn out badly for all concerned.If on the other hand you’re referring to a seasoned investor with excellent credit, significant cash reserves, who wants to add a property to their portfolio without going through loan qualifying, and can pay enough to give the seller “walking away” money because of the low existing interest rates and or, and is dealing with a informed seller, then I find nothing wrong or negative about the transaction.  

we have several properties now in McHenry County now, and we are looking desperately for an attorney that covers that area.

In many cases, the contractors who agree to that kind of thing are either inexperienced, desperate or scammers. 

I am not a big fan and it sounds desperate, not to mention takes away from the purpose of what BP is.