I am not talking about a flat fee service, I am talking about a fee for services brokerage where you get what you pay for and agents get paid up front a portion for their services with the rest being paid at closing.

One area I've found very fruit-ful is the recently retired demographic who need/are ready to move and don't have the ability to upgrade their homes for maximum sale price.  

I know there is the 'due on sale' clause that could be a possible threat here so what is the solution?

If you have something for sale please let me know. 

Specific to the underlined portion below  "However, tenants who would otherwise have protected status may be evicted if the unit is the only rental unit owned by the landlord in the building"- how would this impact a duplex where the new owner moves into one unit and a protected tenant is in the other unit?

In essence, I got 3 for sale units in a hot neighborhood I like to build in, and this was my first time attempting townhomes.  

“Few, if any lenders are going to accept this secondary lien position,” real estate agent Then said, so the tax-lien associated with the HERO improvements will have to be paid off, in most cases, at the time a sale closes or the mortgage is refinanced.The question becomes, who will pay it?

How long -- Time on the market and price (reduction) are close cousins -Price softens as time moves on and motivation and reality is realizedEverything will sell at a price -The first thing I'd want to do is get the history of the property - how long on the market, why is it vacant - what's the reason for selling - is it listed - look at listingWhat is the mortgage balance - is it current or in the arrears - What other liens or obligations are on the propertyHow many owners - decision makersWhat is the commission - will agent splitAre they open to a reasonable and creative offersDo they want any profit or to just get it out of their nameCan down payment be paid over time -How much paper with they accept - delayed payments - principal mortgageWho is the decision makerHow fast do they want to settleEverything is negotiable - CONTROL IS KING - learn how to control real estate - it is a short cut to cash flow - it is the best way I know of assigning properties.Who controls real estate - An agent with a listing agreement (treat them well - they are in control for a period of time)An accepted option agreementA buyer with an accepted contract of sale with contingencies

Edit: I'm referencing this contract https://www.biggerpockets.com/files/user/ventekrea...The first portion says "entered into by and between __________________ and/or assignee, with an address of ________________________________"I'm confused as to how that should be filled out.

@Robert Herrera  I'm thinkin if I spend 3% to buy closing costs and another 8% commission and closing cost to sell (total $11,000) on a $100,000 rental and cash flow $300 a month it's a minimum of three years to get to the place of where I'm starting to get my closing and sales costs money back. and that's if I don't have vacancy's.