I work with with property managers who charges a flat rate of $95/mo + a 1 months' rent for new leasing for qualified renters. 

And if I fall again you damn better be sure I will nail that saddle on that horses assbutt and superglue my butt to that saddle.Consistency IS NOT KEYThat is flat out ridiculous.

The seller countered my offer with a flat $200,000 and we were under contract.

The seller countered my offer with a flat $200,000 and we were under contract.

If you decide to sell to the tenant directly, then the PM may act as a transactional agent, where fees are far less than 3% (and sometimes flat) because they don't do the heavy lifting with advertisement online, photography, qualifying candidates, meeting buyers, open houses, like they would to represent both sides if not already in place. 

Letter of intent is used for commercial properties mostly.You need to put it under contract, if you want to be protected you want contingencies on it.If it is a done deal, get a buyer side realtor, pay him a flat fee and be safe.

Our home has recently sold and we are under contract to cash purchase an un-zoned lakefront primary residence with 8 acres, of which 5 acres are flat and cleared. 

@Tyler PsenicskaYou can also look at doing a flat-fee MLS listing so you still get maximum exposure on by being on the MLS.

., tenants working form home = higher maintenance and bills vs tenants' income likely staying flat)

Those two rooms also need to be painted (unfinished paneling and wall paper) there are no appliances.