You may purchase with the new PM and even retain management with the new PM but I cannot see that making you want to switch your portfolio from one to the other.Although, I think that there is some value there and it could be a good start to a relationship.

If you like the tenant and want to retain them, you do have the option of asking them to sign a new lease or letting them stay MTM.

Never going to work with those people because they're either not serious, don't pay attention to details, they're sketchy, or all of the above.And if they don't have one or refuse to give it to you (never had that happen yet), they're not worth your time.THEN go after deals, negotiate them over the phone and when they say "Yes", call up that attorney and send them a retainer.If you don't have the money for a retainer, call the buyer and ask them to have their attorney to draw up a contract in which the buyer pays the attorney fees and retainers for this first deal and takes it out of your part of the deal.Hope all of this helps.

I wanted to know if I can get on the MLS without retaining an agent, and also if a buyer contacts me working with an agent, what is the rate of commission commonly offered?

I retained a land use attorney who researched the zoning and development codes and there is nothing that prevents doing the condo conversion - to increase total market value. 

I'd advise retaining an attorney who's skill in drafting private placement memorandums, operating agreements, and subscription agreements.I'd just talk to people who are propsective investors about what you're working on.  

Third, I'd want to know if they do tax planning and are actively involved in estate planning, trust accounting and asset management aspects.If you get a positive response in all three of these areas you have a home run on the technical side.Gauge their ethical manner, their personality, would they be trustworthy as an advisor (you don't want a drunk and there are many).Know how they bill, ask about a quick question and any retainer fee and hourly rate.If they do not have the CPA designation (not really required) ask what their education is and what certifications they do have.

I have property here I will retain.

Then the company retains you (win/win) and gets a future mid/upper level manager.My understanding is that you then often expect or put for a promotion soon after the MBA (some folks may seek other opportunities if there is not upward mobility or don't get he move up).At any rate, you may be able to find a lateral move to a business (maybe one with science-related operations) work there and utilize their MBA program for new/promising executives.Or, along the same lines, you could keep your current job and put together your own career plan taking the MBA on the side.

6 Dogs --WOW...that backyard will probably retain that (you know what) smell long after this renter leaves.