If I had let the listing sit for a week or two after accepting an offer I would have a better idea of how the listing really worked in my market.All your points about buyer's agents resisting flat-fee listings are legit from my perspective.

After much resistance i am looking to try bandit signs. 

You will resist initially and ultimately cave in . 

The Naysayers will always be around with a firehose, ready to drown the flames of your desire to go out and make something of yourself - It makes them feel better if they keep you from succeeding so that they don't look like failures. 

Sometimes the resistance comes from those who are unnerved by someone else taking initiative and working a plan.

I would say a lot of it has to due to the fact that the university and Carle are the major sources of employment and they tend to be recession resistant.

If the latter, the agent may offer some resistance, and may insist on using the Realtor contract, etc.

We expect resistance.

Some will go with a nicer pad and a cheaper carpet.The nicer pad makes the carpet FEEL more expensive to the tenant when they walk on it.A great pad also resists wear and tear and if you need to replace the carpet the pad usually can be used again.Used to you would put a plastic membrane in between the carpet and pad to protect the pad but the plastic would slide and make noise sometimes.Now they have pads with built in protection.You are not looking for the cheapest product but the best VALUE for what you pay.It depends on the area and what kind of tenants and rent base you are working with.

But the project window is 5 years then you may end up being frustrated and impatient in an opportunistic market correction with time and desire but no money to start your own things with.I'd offer (and ready to be flamed :) that a shorter term DST would be a better investment for you.