We have chosen to upgrade to flat top stoves and self cleaning ovens that are black.

Tenant claims they were not like this when he moved in (I bought this house with these tenants in place a few years ago, so I never saw the house without stuff in it until they moved out)  For all I know they swell and buckle in the summer and sit flat in the winter. 

My expectation is that rents will be flat this year for the most part, and then pick up steam over the next 2-5 years once we get the apartment inventory cleared out. 

If this has not been provided, I would be looking at a different agent (or even going flat fee and saving yourself the 3% listing agent fee which you could apply to the sale and still not be any further behind).

For properties under $50,000 where HUD offers a flat $1250 commission to each agent the percentages are skewed but the number is somewhere in the minus $2500 + 5 to 6% as the minimum acceptable although occasionally a computer glitch(I assume the software was not set up for a flat fee commission) the counter will come back at minus $2500. 

Tree's are they big doug fir or just scrub topo of the driveway flat hilly etc..

The site asks for my budget but I don't know if this is a flat fee or an hourly fee?

The way Ziprent operates is they charge $1250 flat fee to place tenant.

Single Family rent in Austin is currently Flat YOY (down 0.05%) How are you keeping your investments afloat in this market?

Sometimes it is for an unexpired lease term, other times it could be just a flat fee for getting all the documents together and ending certain services.