Huge tourist presence, but the population on the books is around 6,000 and its a no go at the zip code to most...Typically, your best best in rural areas is going to local banks or credit unions. 

For example, I know land sellers who buy properties as warranty deeds and resell them that way.

The agent should also fill them in on the current market conditions and a brief history recap of the market.Then guide them through the buyers process and explain any docs/contracts the buyer will be using.Big popular teams are fine.They will typically have you work with newbie agents they use for buyers.

Bridges are short term, typically 6-18 months. 

If the heater is working ok, I typically then just tell the tenant they'll have to install window units for air.

I own a 4 plex, 1 single home, 3 x Duplexes , the good properties in good shape typically fly off when they go for sale literally in one day, usually ones you see on market are ones need quite bit work to get them to rent.

Your analysis goes to finding out the current market price (which includes commissions) and subtracting the commission, typically 5 or 6 percent.No sane seller would care about your investment returns.

@Mike Parker Ive typically put down my local handyman, as long as they are aware.

But some of the state RE bureau regs I've come across, first OH and then now FL, are going after what they perceive as brokering without a license by prohibiting activities that wholesalers typically do.  

But I also know they will typically always pay.