Further, the Agent has to sign (and notarize) an Affidavit confirming that the home was available to the public at large and that open market competition was gained for a minimum of 5 business days. 

Please confirm acceptance in writing.

He relies on the following language, which he drafted, in an email between us:“if you do confirm and then back out or the deal doesn't happen for some reason not due to my negligence -- I'd like to collect at least $350 for the attorney and $400 for me”He argues that his money is tied up in a delayed transaction, which I understand.

You might want to maybe confirm that just sum I heard in the podcast.

The tenant called me at 11:30 to confirm the meeting at 12 and showed up at 1:44.

Quicken makes a software package called Rental Property Manager.

I was lucky enough to learn what @Rocky Vasquez just shared without using my own money for that lesson as well.I like @Steve Babiak's Darwinian theory when it comes to business.Do most of you guys have your own software to search for liens, mortgages and taxes or do you hire someone to pull that information?

Even with a confirmation call, sometimes there's a no show, but if 3 people are scheduled, at least 2 will show up.

I do that and it helps, I let them know how many pets I allow and what will not pass on the application.I just got stood up for an appointment yesterday at a house that is 30 min away from where I live, even after I had confirmed with the person one hour before the scheduled meeting, so I would love to implement your strategy....but again, I think I'd be missing out on some people.

Monthly Income (currently rented) 1100-no other income.Expenses: LL only provides garbage and water-this runs about 85 a month (have call into the city to confirm this)Taxes: $2,200 a year.