I was given the impression that it was a special deal for us, but as I read the engagement letter, the money back guarantee was a standard language, offering clients 30-day money back guarantee. 

My two question are:Have other agents had similar type offers on any listings? 

They all used the same the tactic, money.I would offer a generous buyout, which I know will be hard on principle, but you'll spend just as much on lawyers and preserve your sanity in the long run, wishing you the best of luck.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

They argue that their renovation is top notch, so the price is justified, which may or may not be true, but but generally the high quality of the renovation does not pay sufficient dividends in the form of increased rent, so the price to rent ratio just isn't there.They typically advertise a 9% to 13% cash on cash return, but be careful, this is their "first year projection" and in their first year they do some things that I find a it deceptive, such as not accounting for vacancy because they place a tenant prior to closing, and they budget essentially nothing for repairs or cap ex since it is renovated and they offer a warranty. 

Situated on 5 acres in Linden, MI, the property offered a single-family home with a pole barn, promising versatility and market appeal.

Situated on 5 acres in Linden, MI, the property offered a single-family home with a pole barn, promising versatility and market appeal.

Granted the terms I offer a lot of the time aren’t amazing (they have very low interest rates), but that’s the only way I can make deals work.

Situated on 5 acres in Linden, MI, the property offered a single-family home with a pole barn, promising versatility and market appeal.

They are offered trade school or state college debt-free.