@Corey Block You may want to talk to a few companies who do this sort of thing in your area.

You need someone with a lot of motivation to maintain their OWN good record.

She responded enthusiastically and is motivated.

I am currently working on a website so that the real motivated sellers contact me, so i dont have to spend as much time contacting property owners who aren't motivated at all. 

All sorts of folks.

MLS. no special negotiations, just found a seller that was motivated.

OK this means he is motivated.

I would say 90 percent of all homes in the outer banks are in a str program of some sort.

These sellers are not motivated by distress, but if a seller does engage and declines to pay the commission, will the representation agreement suffice to secure compensation, or will we still need to execute the compensation disclosures?

When my friend started using them they were aggressively looking for rental portfolios in the market so he is sort of grandfathered in with them.Hope this helps with your decision.