Only the commission splits are binding, as advertised.  

@Dave Metsker  judicial sales in Oregon must be advertised just like trustee sales unless I was missing something. and from past experience CFD in Oregon if challenged need to be foreclosed out just like a recorded trust deed or mortgage... am I wrong ?

Well...get yourself a real estate license (you can probably take a course online, and finish it in a few weeks or less depending on your state)...and then go to work for a brokerage where they pay for the leads / advertising, so that you'll get guaranteed business from day one.

A few things came to mind is screening tenant yourselves, advertise yourselves if you can (save commission), sign up maintenance contract if you don't want to be bothered with phone call from tenant.

It would then rent much faster to advertise it that way?

MODERATOR:  NO ADVERTISING IN THIS THREAD.  

He then advertises it, host a showing, picks the buyer, and gets a cut of the assignment fee based on the arrangement.

I'd look on Loopnet.com, Bizbuysell.com, Cityfeet.com, the commercial listings on your local MLS and on Craigslist (I've seen them on there believe it or not); also, yes, send advertisements/mailers to the owners directly...it cannot hurt at all.

I have a leasing agent who advertises and shows my properties for rent.  

The investment is advertised under the idea that the investor need not lift a finger if something goes wrong, the promoter will solve it for them.