My investors don't look for other agents because we have a mutual understanding and loyalty to each other.

If BofA or somebody gave you something for free, would you have more loyalty to them?

And then over time, you decide the types of people you're willing to work with, and who YOU want to reward (with your business, money, time, loyalty, partnership, friendship...). 

It would be telling if they have hard data to back up their position or were just lazy and did not want to deal with a tenant leaving, having to manage  a rent ready rehab with the owner usually complaining how expensive it is costing, and  landing a new tenant.We usually look at a LOYALTY factor with tenants meaning - How long have they been there?

Investor clients are not the best (No loyalty and most of the time they dont buy either)Best bet is to contact a bunch of the bigger companies and get on their buyer lists.Check out Marcus and Millichap, Kiser Group, Essex Realty, etc..You can find more of these multi family companies on LoopNet.comPS - I am selling a 28 unit in Wheaton.  

This option (when available) may allow each "designated agent" to more fully represent each party.If you choose the “dual agency” option, remember that since a dual agent’s loyalty is divided between parties with competing interests, it is especially important that you have a clear understanding of what your relationship is with the dual agent and what the agent will be doing for you in the transaction.BuyersWhen buying real estate, you may have several choices as to how you want a real estate firm and its agents to work with you.

I have no loyalty to my insurance companies.

Less loyalty.

I trust Ann, but don’t know if, while it’s listed for sale with her, if I can rent it through my present MC without some backlash from them.I prefer to continue seeing houses with Ann: we’re sort of friends, I think she knows what she’s doing, she rescued the purchase years ago, and I’m confident she will protect me as far as she can, as long as I remember HER loyalties to her broker, to herself, to the seller, and then to me.

Since the homeowner has several options to consider and competingconsiderations in a short sale transaction, it is best for the listing agent tohave undivided loyalty to the homeowner.