I lost 10% of the debt service ratio for being vacant, otherwise I could have gotten to 75%  91,980 cash out 1,750, processing fee1,606  origination 87,614 house and reno 90,970 Total spend 1010 cash outIn the final analysis, I got all my money out. 

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

In other words,  you've paid twice.I would prefer you make them pay full rent and then pay them for services rendered just like any other employee or contractor.

Buyer in the beginning did not want to be represented, buyer declined services from listing agency, LA accepted offer with buyers agent on the contract along with signed agency disclosure.

There are various services that provide sale data other than the MLS however many do not have as detailed information as the MLS. 

There are services in the city that make this an easy process, but I don't anticipate needing to use them very often. 

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

What i used to do to find services like that was to just find those people on google or google maps and give them a try (https://goo.gl/maps/JhUyEFKVXkH2) unless you can get a good recommendation.Typically, i would go over 2 or 3 different ones to see how well they communicate, how reliable are and how much they charge etc.

Ditto on the Meet-ups, @Paul Choate and @jj gritts both host great events. 

Or if you don't have the time to service those listings, then just get the leads and refer them to other agents for a share of their commission.