. $3500 flat fee plus $350 retainer is just too much to give up when all I am asking for is to get it on the mls.

If people want to hire you & your group is there a retainer fee that's immeadiately set up, then a fee per deal at a fixed % of the transaction.

If I "share the deal" yes I make less on that 1 deal, but I retain Bandwidth for more volume, to act upon more opportunities.

Even after meeting their demands, they still find ways to nickel-and-dime you, such as charging exorbitant fees for retaining property photos.To add insult to injury, their customer service is subpar.

Consider converting one property into an STR while retaining the others as LTRs to establish a stable income base, taking into account your willingness to manage STR responsibilities, local regulations, and financial projections for each property scenario.

I'm not a huge fan of the 3 way split - if the current owner is going to retain the properties, but you are going to rehab and manage them, and then you have another person fronting the money to fix them up.  

And, if the home has, at minimum, retained its value then 8 years in loan payments should have reduced the debt therefore creating a potential profit when sold. 

I’ve gotten multiple quotes for retaining wall and driveway replacement.

This would allow you to retain the benefits of a partnership while potentially offering more flexibility in financing options compared to an LLC.

You must reinvest the $520k in “cash” you have left after paying off mortgage and $80k in closing costs or you will owe taxes on cash retained even if you buy more than $920k in property  You can invest in any number of properties but it’s much easier if you list 3 or less replacement properties.