Some areas rentals go as soon as they are advertised and I get calls regularly from out of staters moving here on my homes for sale to see if I will rent.

I do not care if it is a flat percentage out of earnings, or based on consumption.

your note that pays 12% if you're collecting regular payments.

Great info....new member here and looking to become a regular. :)

While occupied it isn't your job to vacuum for the tenants, while vacant it would probably be cheaper to use a regular vacuum because it should only need to be done once before it is rented again.

You’re putting down 5% on an FHA instead of the regular 3.50%?

I see what you mean @Marci Stein , while it may not present a legal or difinitive ethical issue, it just feels "Icky".If you work with this agent regularly, and respect him, I would, at the very least, have a conversation with him to let him know that you are interested based on his recommendation of the place, and see what he says. 

But my best advice is to pick a few but attend them regularly.

Also, what are some of the items that you regularly choose to rehab for rentals, such as painting, flooring, counters, cabinets, appliances etc. 

Not sure about your local market but we have investment properties on the MLS pretty regularly.