As the seller, you almost certainly want a wrap as you retain rights. 

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

It is still more of a sellers market, and I am seeing 5-15 offers on houses in the right area.I am observing a continuing trend of people leaving NYC and moving upstate.

At that time, he saw Steve in the adjacent bathroom with a partially opened door observing he had a knife to his own neck.

You made some important observations that I should definitely consider.

In the sales contract the option to limit the seller to retaining the deposit instead of suing for liquidated damages is usually selected.

Lastly, it could be that the bank is going to portfolio your loan at below-market pricing because they want the entire banking relationship (deposits, transaction processing, consumer lending, etc) or simply want the risk (yield).Lots of local and regional banks have been retaining loans at really aggressive pricing recently as the current environment makes this favorable for them.

I am looking into retaining a lawyer. 

They have a MAJOR conflict of interest - they don't get paid until they place a tenant, yet they have ZERO liability for the performance of that tenant.If you hire an agent, you better make sure you retain control over screening & approval.

Any input would be greatly appreciated. there's a lot of ways like petitioning, confidential sale price, buying other assets to offset and depreciating them in year one, etc. but the main way I would do it is to invest in ground up developments with tax abatements which pushes even higher cash flow and then to keep them as retained earnings or in a non taxable structure depending on your equity position.