Chris, while I apreciate this view, I disagree with the notion that an agent--with no more information available than I've given--will understand the land value any better in this situation than the amassed wisdom of the pool of investors available here on BP.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

In addition to the workmanship, you want to work with someone who is good at managing time, people and his relationship with you, his client :-)    We are actually building out a network of approved contractors because one of the biggest pain points investors and landlords face in Philly is finding reliable solutions. 

For example, agency lenders may have specific restrictions based on market preferences and require a minimum debt service coverage ratio (DSCR).Understanding these market-specific nuances is crucial to ensure your deal aligns with the lender's criteria.I've encountered solid deals that were hindered by financing constraints.

Hello, Amy Lemaistre, I understand your frustration.

And if they are 50-70% leveraged, AND the equity is performing at 5-7%, then most people would be living off of most of that come and have only about 10% of it to donate or sacrifice.

I offer listing price and a bunch of people swooped in and bid up the price, so I checked out. 

More people are off, but will they be busy and the listing get lost in the sauce of festivities?

Maybe a bark collar would work, although I have admit some people think they're mean.

I appreciate the effort to help me understand in your answer, thank you for the response!