The OP has pointed out several times that in this case he is agreed to pay the advisor a flat fee retainer and non of his recommendation are going to benefit the advisor.  

My question is how is the OP getting $5k income from $410k property - can't get anything like that in my market...

I work with a lot of finance/accounting professionals in my consulting biz, and the number of advisors that can do what the OP is asking and include advice/insights about the real estate side of your investments is just really small.

op=1There is a section in the article entitled: "Be willing to buy something no one else wants, cheaply."

coin-op washer/dryer to pay for water usage (landlords in my city have to pay for water/sewage).quarterly inspections to limit problems from getting worse (if tenant does not call to report issues)straight up asking for higher rents up front.

I don't know that I've read anything damning against the agent so I'm curious what your reasoning is for advising the OP not to use him.

@Julia Green  Would the cash out refi pay off the back taxes and co-op fees that are owed? 

For this OP, he said he would not have the time to do the workouts or the foreclosure that you mentioned above have happened in the portfolio already.

The most successful apartment deal (Not in dollars but in appreciation % / time frame) was my 1BR/1BA 900SF Co-op apartment that I bought for $83K.

It won't make a diff pricewise, but the listing broker may be less friendly if he has to co-op a commission.If the broker is decent, he'll be able to advise on bad/good price, off-market stuff and manage the process paperwork.I'm a broker and I'd say most are pretty helpful.