@Andrew Johnson  in our MLS system here in PDX... if you do not put your listing as pending within 24 hours or so... you will get a fine and a nasty gram from the board.. and believe me agents get pissed when its active only to call and the agent says it went pending a few days ago... they will then file their complaint... and rightfully so.. waste many peoples time..

I was on here a while back but didn't know what I wanted to do in life so I didn't want to waste anyones time.

You can require the applicant confirms the showing an hour before or text them an hour before to confirm. we've all been stood up before and this happens to all landlords but you can ensure your not wasting your time by confirming before you go out there and scheduling them all within 10-15 minute increments within a specific 30-60 minute timeframe. dont forget to ask pre-screening questions.there is a section on how to pre-screen below and shows your minimum applicant criteria that you share over the phone, this will help you reduce wasting yours and applicants time:https://www.biggerpockets.com/renewsblog/2013/01/2...good pre-screening questions to ask:http://www.tenantscreeningblog.com/tenant-screenin...

If you're looking to net $12-15k per month, I would say that multifamily will get you there sooner (given the nature of economies of scale).

I don't want to waste my time doing listings and dealing with all the paperwork and hand holding so I refer them for a cut, free money.  

It saves on wasted phone calls for both parties.

In general if I send my agent a vacant property that's doesn't seem like it's for sale an I wasting my time?

I do see some random staging for really weird spaces, but other than that, houses fly off the shelf and it's kind of a waste of money.Maybe you could do a test?

It is an inconvenience for the current tenant, it doesn't usually show well and in my experience (over the last 10 years), it ends up being a waste of time. 

I am a big advocate of developing long-term systems and habits that make wealth-building second nature.