A solid buyer-agent agreement will outline what they charge and their intent to negotiate as much of their fee as possible from the seller.

Richmond certainly would have some potential in pulling trades from, but coming from Lexington, you might face an added trip charge on top of the service provided.Over the past few years, rents have increased nationwide.

If the higher end rent prices on comparable units take an extra month to fill the vacancy and also the tenant stays 1-2 years instead of 3-4 years on average those landlord make LESS income charging that rental price ESPECIALLY if they pay a PM a placement fee upon turnover on top.

I will be charged $150 a year to have them do all their paperwork and keep the line going for me.

They charge a hefty tariff for imports to keep cash in the country. 

Quote from @Todd Knudson: @Jonathan, thank you for the post, I have to say 'Guilty as charged".

I'm concerned that I'd buy a place in the winter, then it would either take a long time to find tenants or I would have to charge significantly less in rent to avoid a long vacancy.

The property management company I use charges you for pictures.

I typically get multiple applications at my first open house charging top of market price.  

As a 3rd-party real estate consultant that has no skin in the game other than what I charge, I provide exactly what you've described—unbiased, no-nonsense, and straightforward advice.