That typically is investors.

Just wondering what the typical protocol is for this situation, and how the RE agent gets paid.Flat fee?

That typically is investors.

I would be careful about bumping the rent to include these services; tenants can get real careless with water consumption if they are essentially getting all they want for a fixed price. 

If you'd really rather just refi the property, your best bet is to find a traditional lender who doesn't require seasoning (which is typically 6 or 12 months) - not necessarily a hard money lender (which are often non-collateralized loans.)

I’m on the fence between buying a Class A- rental property where I’d be putting in the typical 25% cash and financing the remaining 75%, or to just purchase a Class C/C- rental property for 100% cash.

Sales typically allows this.

@Matt Boyle days on market are typically less in IN just cause the market is a little smaller and as far as rentals go it shows a higher profit cause of taxes being lower. 

Another advantage they have since these lists are typically directly compatible with a mail merge system on your computer or through a mail company.As for the types of list I recommend: Absentee mixed with owner Occupieds.

Essentially, I think he is open to any form of creative financing.