They will gladly submit your offer and take both sides of the commission but they are not looking out for your best interests on price and getting things fixed after inspections etc.As an investor this can be a good tactic for getting a deeper discounted price on the property.

Go to your counties road commission website or call them and ask for the daily car count.

Assuming property managers are licensed agents in TX as they are in most states, you can also file a complain with the Real Estate Commission.  

@Manny G.you are negotiating with the seller wrong, and don't feel bad, most people do on terms dealsMost people show the benefits of the lease optionI don't do thatI draw three columns on a piece of legal paper The first column says "selling traditionally with the real estate agent"The second column says "hiring a property manager"The third column says "selling creatively on terms in the state of Louisiana"First column I go over the "costs to sell" with an agent, 6% commission, 2% closing costs, 2% negotiation wiggle room to compete with all the other homes, and sellers concessions that can be 3 to 6%.And I do the math, sellers netting anywhere from 85 to 90% of appraisal.Then I go through hiring a property manager, paying 8 to 10% of collected rent, and dealing with the risks of a bad tenantLastly I go over either lease to own or subject to or wraparound mortgageBut I don't teach the seller how these workYou'll be there all day teaching the seller the inns and outs of contractsThere's five steps in the negotiation of a terms dealOne build rapport with the sellerTwo negotiate an upfront agreement, which means you let them know that at the end of the conversation they can say no if they're not happy with it or yes they are and you can say the same thing, so were either going to get something on paper today or were going to say no it's not a good idea.

I have seen newer investors that are licensed have complaints lodged against them with the real estate commission for doing this very thing.

And thereby create commission income... ?

We're a 100% commission brokerage w/ no monthly fees.

In the long run, it will pay dividends to familiarize yourself with the systems that have in place and then run with it if you ever elect to leave for better commission splits and less fees.

You are not paying any commissions when you are buying.  2.  

Call up the Colorado Real Estate Commission (303) 894-2166 and ask them the question.