It's valuable to know the games that the borrowers will play to stall FC and I've heard of other attorneys taking retainers like you mentioned in your reply.

The leaders in this area don't compromise on retaining the neighborhood's look and feel. 

I agree with @Kathy Henley You definitely need to know what tenants in that particular area value, and give them a little something extra if you are going to maximize rents, and also lease more quickly and retain tenants longer.  

If you give him a $5k retainer your not getting anything back.

The city of Atlanta is retaining ownership, so it has to be something that also helps the community and not just a basic business venture. 

If they are not forced to provide health insurance then the insurance companies will have to lower costs in order to compete for and retain that business.

On top of your regular duties.. these being SFR;'s they are spread over a wide area so you have travel time.So how is a manager going to turn over 10 to 20 houses a month.. bring on new business.. try to retain old business... and drive by and inspect 500 houses each month for tenant wear and tear.. and you can only see 99% of whats going on if you get inside.and of course to get inside you have to call tenant make appointment you don't just show up.So you can see that its darn near impossible for the PM to stay on top of each and every home. regardless of compensation..

(assuming I retain my job and can't touch my 401k, I am planning on borrowing from it for REI - I can borrow up to 50%)

Who is going to act as your muscle when you need it? 

Find the nastiest lawyer you can and retain him."