I would expect to charge a flat fee, with perhaps time or quantity restrictions.The idea is based on several assumptions: 1 - people looking for such a home may be far enough away that it is difficult for them to spend the time on-site to search. 2 - real estate agents are eager to sell their own inventory and may not pay a lot of attention to the buyer's wishes. 3 - buyers would be willing to hire someone to facilitate the search. 4 - buyers want help from someone who listens and acts in their best interest.I don't want to represent the buyers in any legal sense.

Daniel,Below are the numbers I ran (I made some assumptions) at a 10% Cap which is what I use for "B" type properties in my area.  

This leads me to the assumption that older properties, low income areas, and the renters they attract may increase the likelihood of additional costs and issues a newer property in a better area will not.  

My assumption was that you'd be charged with breach of contract.

Of course things will change, as will assumption about interest rates, appreciation, etc., but it's important to have a decently detailed roadmap.  

Your assumption is sound (he is dragging his feet to find an exchange property), but it sounds like it is still an assumption.

In addition, many tenants are under the mistaken assumption that a landlord won't file for an eviction during the last month of their lease since, by the time one goes through the entire process, the lease has typically ended anyway.By the way, I have filed during the last month of a tenancy if the rent hasn't been paid.I suppose the good news is if they're moving out at the end of their lease you can save that money you were thinking of forking over on that cash for keys business.It is, however, frustrating when a tenant won't communicate with you. 

I don't know the extent, and maybe I'm making some impolite assumptions, but from talking to him I think he's a little delayed.

I don't think our assumptions are always accurate.

Refinance at 80% ARV comes out to a 120K loan @ 4.75% rate.Working under the assumption this is accurate, what other costs reside that need to be accounted for?