She is my wife and an excellent investment property realtor.

They might not be home runs but base hits can win ball games.I just finished a BRRRR on a home I found on MLS.

If you win you win, if you lose, you move on.

Be sure to remind her in a polite way that although she is no longer welcome you thank her for her business and if they proceed with staying longer than what is warranted you’ll  file against her, win a judgment and it will be next to impossible for her to rent from another landlord down the road.

If you really cannot choose then I really like his suggestion of the first broker that responds from one of your numerous cities "wins".Enter @James Wise He is from Cleveland give him a shout and pick his brain a bit.

They decided to move on the price and we came to an agreement at 1k below our absolute highest allowable offer which was a win in our book.

They decided to move on the price and we came to an agreement at 1k below our absolute highest allowable offer which was a win in our book.

Win win.  

Hi Angelo,I am new also, but what helped me out understanding the 1% rule was doing the math on a handful of properties with an excel spreadsheet (J Scott's HERE is a good one!). 

@Alex Deacon excellent!