If you have kids, you want to consider school system. 

I record my income in Excel.I'm overdue for a new system.

Great splits,  no quotas,  can work full or part time, great support local or remote,  agents throughout state,  strong systems in place.

@Jeff Graves I've heard property management differs a bit on vacation rentals versus buy & holds, which is where our limited experience lies.  

I would suggest setting up a CRM system or another way to remember to contact them.

My other selling point is the owner will make more money selling move in condition home versus selling a fixer upper and on top of that he will attract more buyers who can obtain conventional loans.

They are still new enough that it seems they were still getting their systems/processes together thus making them difficult to work w/.  

That kind of activity may not be allowed in the brokerages IC agreement with you and also their E & O policy might not cover it.So you have to talk with a brokerage ahead of time and see if they are okay with it or not.An investor who is a broker might be more apt to work with you because if they lose the brokerage then likely they already own other investment properties versus a regular brokerage where transacting is the lifeblood of their business.New agents often tend to be rogue agents with self interest above the brokerages at any costs.

It's not for the faint of heart and you have to have a BULLETPROOF management system that ensures you get payment and your properties are taken care of!

Use dotloop or some other online signature system.