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.

The departing tenant says she will continue paying rent, but I wouldn't bet on it.

I agree, criminal charges have to be filed.

For just one unit, we charge 100% of 1st month for self-managers and 50% + 10% for us to manage.

I bet, when you started investing,  this day seemed so far off it was silly.

In my devious mind, I thinking like you that I hire a parking attendant, install gates and charge an entrance fee if I bought it. 

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.

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.

@Devin James My bet is on that they close. 

Ive seen what you do and I bet you guys are just over thinking this.