It certainly helps that you've done it, but I would maybe do one that is still in CA, but far so you can't go every day and see how that is and then inch out.On finding an agent, definitely not the way to go in terms of calling brokerages and asking for their top producing agent.

Full disclosure: I am a flat fee Broker.If you find the right buyer, your total listing/brokerage costs could be approximately $500 (assuming the buyer doesn't have an agent, or the net price after their buyer agent commission meets your goal).

My current brokerage does not help generate any leads or anything like that.

Also, my brokerage has a handful of investor clients that actively run MTRs and STRs in the area. 

Also you mention he has an awful reputation yet you acknowledged in your initial post you repeatedly buy properties his brokerage represents...not quite adding up.

To put a relatively extreme scenario out there, if you offer 3% more than the next guy in cash (no bank debt) and provided a copy of a brokerage account statement showing the cash was available, I am certain you would get the deal.To echo Joshua's comments: how you are planning on financing the deal is hugely contingent on being awarded deals.  

Flat fee brokerages have been around forever, as low as $295.

Question is: if I have one of these LLC (owned husband and wife, in a non-community property state), but it's a just a passive LLC - such that all it does is owns public securities (ie, our brokerage accounts are titled in the name of the LLC), does the same rule apply?

Your PM is likely a Brokerage and would want to sell it themselves, not have someone else take away business from them.

Since they are responsible for maintaining the relationship with you after the transaction closes, this approach adds an extra layer of confidence and security to your investment.If you can't find an investor agent that you like or trust that is also a Property Manager or works under a brokerage that has a Property Management Division, I would ask the agent if they recommend a Property Management Company.