So, most of you really know very little beyond the front door so to speak, yet you insist on getting outside your area of investing......just saying, investors need to stay on their side of the fence until they know what they can do with a particular appraiser...that's all I'm saying.

They insisted the house sitter was a good person and that it was the neighbor's house that had police activity.

Two of the banks i contacted are insisting they can do 6 months seasoning on a conventional loan even after i questioned them on it.

Especially when my realtor insists that it’s a no-brainer deal in terms of the “extra” units.

After that, the property was more successful.So if you go with Evolve, I would spend the time and money up front to hire your own photographer and have a pre-written listing description and captions to make sure your property will look it’s best, and insist that you use yours.  

If you insist on SMF, Try to find something as West as you can afford, away from the college and the AF base.

If it were an exclusive buyers agreement and insisted on 3% with no contingencies, that is a lot more rare and broker-sided but from the terms you've provided, it appears he's just trying to protect himself from timewasters.

I’ve been using a freelance property manager who insists that the tenants are not coming because the “market is slow from now until the spring”.

That, or insist they amend the contract to include that language for you as a protection.

This may lower the listing agent commission (or not they could still insist on 6%) but it will definitely affect the buyer.