Now I can find lots of vacant off market homes and on the internet, which cuts down my time having to search neighborhoods on my own.

This is not legal advice, but one alternative is that the loan documents simply give him a limited power of attorney to sign the deed in lieu on your behalf if you default (rather than you signing and him holding deed in trust).

But I think, think, it might be cutting a path right down the middle between the two extremes.

All the other stuff simply goes with investing in notes in general.

I do know some Board of Realtors (MLS) and some RE companies do require a minimum level of service by licenses agents which is above simply putting the property in the MLS but that's not illegal (not that you would know that when you talk to some agents).

When I confronted my PM he simply explained that they hadn't ever had a problem with smokers inside the house.

In the post it is not clear why you simply do not sell out right and not mess with any of the creative stuff.

Also, transactional funding is almost always based on the simply having a cash buyer under contract.

however did you approach a local broker and offer them the flat fee to simply list your house?

What are all the numbers, and how quickly do you think you can cut expenses/raise rents?