May be time to TERMINATE the listing agreement and hire another agent...

I'm a 25 year residential real estate agent/broker in the Lehigh Valley. 

This area is hot due to it being close to downtown.  2.

Below are the key data points:- Gross Rental Income: $118K (I received the rent roll list from agent)- Effective Gross Income: $112K (I'm assuming a 5% vacancy factor)- NOI: $56K (I'm assuming 50% Operating Expenses - inclusive of 10% property mgmt costs, repairs & maintenance and CapEx reserves)- Recommended PP: $623K (Market CAP rate is at ~8%; I used 9% because I want the Cash on Cash return to be 10%+ with a 30% DP at 7.2% interest rate and 30 yrs term)- The asking price is $1.25M.

Lake homes are often close together and when you are there chances are your neighbors are not, so you have relative privacy.

Those factors don't even take into consideration the cost to prep a unit at turnover and possible placement fees paid to an agent to find a replacement tenant.

Caliber started picked up the loan and it was sold into this lsf8 master participation trust as a security trust services by them even though it showed security trust was closed for almost three years when my loan, being the only one ever to be able to be out into a security trust AFTER it closed because it cannot be done, and they are the most unscrupulous bunch of thieves ever seen.

Right now I have a large but great deal and as usual no sponsor so I cant ever close.

In general, I'd recommend getting your first property as close to you as possible.

I use a simple 1 page purchase agreement that is assignable, I put a 60 business day close, and I have an assignment of contract that I use to sell it.If you would like them, I would be happy to share.Good luck.