You CAN limit that agreement to a specific property; but, as others have stated, agents are looking for a certain amount of loyalty from their clients.If an agent gets vibes from a prospective client that indicates that they want to cheapskate and not pay a professional for their service, they are not likely to waste their time with them.

In both you are now paying taxes on an additional $1K/mo.

I intend on sending the tenant a bill for the exact repair cost as "additional rent" (per the lease) instead of evicting in the winter and deducting from the security deposit.

Agreed - plus two additional thoughts:1) I always recommend having your CPA also review the drafted operating agreement for the tax issues. 

Could be the tenant is not using the service, doing something to attract roaches or the exterminator isn't doing their job.

We don't allow any "deal-making" in the forums, which includes advertising your services or properties, looking for partners, etc.

And I could use additional 200K or so to fund my next investment property. 

In addition to the different tracks @Chris Seveney descrubed, there is also good information on creative financing and seller financing (including what to avoid).

Hey Dustin,In addition to owning multiple STR's and managing 65 units primarily in Tampa/St Pete area, I also am a licensed broker where I primarily act as a buyers agent assisting buyers like yourself make the best selection of both on and off market properties. 

Happy to chat if you have additional questions.