In fact many standard contracts do not even allow you to ask or kick out of a contract if it is under 4.0.

The option 2, would allow me to stop wasting my time at a dead end job with no upside and a time/energy drain.

My target market are college students but also families as the size would allow for multiple children.

I decided the raise to $850 immediately wasn't worth the month or two of vacancy I would incur + renovation allowance if she left. 

Usually it's the same thing with a rental fee as well they are giving some to the brokerage.Point number 2: Unless it specifically says in the purchase and sale agreement that you were allowed to market the property for rent while under contract then you are not generally allowed to do so.Point number 3: If the property needs to be rented right away to make it a viable investment then the property should not have been purchased.

Do you, as the agent, get the investor to sign a buyers agency agreement to ensure a commission or do you get some type of referral fee to allow the investor to close the deal faster?

If they don't want to or... allow you to hire someone else to handle that end it can be very convoluted and more easily thrown off track requiring more precious time management of the owner!  

I have been performing a mixture of both sales and limited property management in 2017.About 13 months ago : I was property managing about 35 – 38 doorsNow I’m down to about 16 doors.Property mgmt doors decrease has allowed me more time for my own personal improvements.( More sleep , less time in the automotive shops for vehicles repairs )

Be diligent, be precise, and work as quickly as your time allows.

This may not be ideal, but it is one way.The other way would be to work with a lender who has access to Non-QM products, and whose overlays do not restrict the number of financed properties allowed.