For Real Estate Agents
Refer Once. Get Paid Repeatedly.
Keep Your Client For Life.
When your investor or landlord client needs full-time property management, Sea Dog becomes the operational partner — and you keep the relationship, the future sale, and the ongoing income. Most referral agreements pay you once and disappear. Ours doesn't.
Licensed Florida Broker · CQ1068457 · Serving Central Florida & the Space Coast
Most PM Referrals Pay Once And Die. This One Doesn't.
A typical property management referral pays you a single check and ends the relationship. Sea Dog's Realtor Referral Agreement is structured so you earn income for the entire life of the management relationship, protect your future sale, and never lose your client to another brokerage.
Ongoing, Not One-Time, Income
Earn a referral percentage on the initial lease-up and on every subsequent lease, renewal, and re-lease for the life of the owner's management agreement. No cap. No expiration as long as the owner is with us.
You Keep The Future Sale
You have the exclusive right of first refusal to represent the tenant if they become a buyer, and to list the property if the owner decides to sell. You don't lose the client. You don't lose the tenant. You don't lose the pipeline.
30% Closing Backstop
If the tenant or owner chooses not to work with you at sale time, and we end up representing them, you still receive 30% of our gross commission at closing. Even when it doesn't go your way, you get paid.
At A Glance
The Numbers That Set This Apart
Initial Leasing Fee
The entire first-tenant leasing fee is passed through to you.
Every Fee After
Renewals, re-leases, and new tenants — for the life of the management agreement.
Closing Backstop
If Sea Dog ends up repping the tenant-buyer or owner-seller, you still get paid.
Notice Of Intent
You're notified within 1 business day if the tenant wants to buy or owner wants to sell.
To Get Paid
ACH or check to your brokerage, within 5 business days of fee collection.
Head To Head
Sea Dog vs. The Typical PM Referral
Most property management referral agreements pay once and disappear. Here's how the Sea Dog referral program is structurally different across the seven things agents care about most.
| Feature | Typical PM Referral | Sea Dog Referral |
|---|---|---|
| How often you get paid | One time, at first lease | Recurring — initial + every renewal, re-lease, and new tenant |
| Future sale of the property | You lose the listing | Exclusive right of first refusal to list |
| If the tenant wants to buy | You lose the buyer | Exclusive right of first refusal to represent |
| If you're not selected at sale time | $0 | 30% of gross commission at closing |
| Operational work required from you | None (but client is exposed) | None (client is professionally managed) |
| Protection from being cut out | Trust-based | Contractual non-circumvention clause |
| If the agreement ends | Earned fees may be forfeited | Earned fees survive termination until paid |
Referral percentages are set in your signed Realtor Referral Agreement.
The Full Picture
Explore Every Benefit
Click any benefit below to see how it's structured in the agreement and what it means for you in practice.
Ongoing, Not One-Time, Income
You get paid on the initial lease and every lease after it, for as long as the owner is our client.
Most property management referrals pay a single fee at the first lease and go silent. Sea Dog's referral structure pays you on a recurring basis as long as the owner remains our client. Renewals, re-leases, and every future tenant placement continue to generate a referral fee for you — without you doing any additional work.
How this shows up in the agreement
Section 2 — Referral Fee for Leasing Services (Initial + Ongoing)
What it looks like in practice:You refer a client in March 2026. A tenant signs a 12-month lease in April. The tenant renews in April 2027. The tenant leaves in 2028 and we place a new tenant. You're paid a referral on each of those three leasing events — two years after the original referral.
Ongoing, Not One-Time, Income
You get paid on the initial lease and every lease after it, for as long as the owner is our client.
Most property management referrals pay a single fee at the first lease and go silent. Sea Dog's referral structure pays you on a recurring basis as long as the owner remains our client. Renewals, re-leases, and every future tenant placement continue to generate a referral fee for you — without you doing any additional work.
How this shows up in the agreement
Section 2 — Referral Fee for Leasing Services (Initial + Ongoing)
What it looks like in practice:You refer a client in March 2026. A tenant signs a 12-month lease in April. The tenant renews in April 2027. The tenant leaves in 2028 and we place a new tenant. You're paid a referral on each of those three leasing events — two years after the original referral.
“You keep the client. You get paid repeatedly. You still control the future sale.”
— The structure that makes Sea Dog's referral program different from every other property manager in Florida.
The Agent Toolkit — Free Tools That Make You Look Like The Pro
Sea Dog publishes a set of free, agent-branded analysis tools designed specifically for the investor-facing side of your business. Upload your headshot, your brokerage logo, and your contact info — the tools produce a polished, client-ready report with your branding, not ours. Use them to win more investor listings, justify your recommendations, and show your investor clients you take their numbers seriously.
Agent Rental Property Report Tool
A full rental underwriting calculator covering purchase, financing, rent projections, operating expenses, vacancy, cap rate, cash-on-cash, and 30-year projection. Produces a branded PDF report you can hand to your investor client. Use this when an agent client is evaluating a rental acquisition.
Open the Agent Rental ToolAgent BRRRR Report Tool
The full BRRRR (Buy, Rehab, Rent, Refinance, Repeat) calculator with every stage modeled — acquisition, rehab, rental stabilization, refinance, and long-term hold. Shows your client exactly how much cash they'll leave in the deal and what their true return looks like. Branded with your headshot and contact info.
Open the Agent BRRRR ToolAgent Fix & Flip Report Tool
A complete fix-and-flip analysis — purchase, rehab budget, holding costs, resale projection, and net profit after all fees and commissions. Gives your investor client a clear-eyed view of whether the deal pencils before they write an offer. Delivered as a branded, client-ready PDF.
Open the Agent Fix & Flip ToolEvery tool is free to use. No login required for consumer versions. Agent-branded versions require a one-time upload of your headshot, brokerage logo, and contact info, which is saved locally for future reports.
How A Referral Works — Start To Paid In 4 Steps
Submit the Referral
You complete the short referral form on this page. It takes about 3 minutes. You provide your info, your brokerage info, your client's info, and basic details on the property or properties they own.
We Sign & Send The Agreement
We countersign the Realtor Referral Agreement with your brokerage (broker-to-broker) and email you a fully executed copy, so the terms are documented before we ever contact your client.
We Onboard Your Client
We reach out to your client, complete our intake, execute the management/leasing agreement, and begin marketing or managing the property. You are copied on the onboarding so nothing happens behind your back.
You Get Paid
Referral fees are paid by ACH or check to your brokerage within 5 business days of us collecting the associated leasing fee or closing commission. Ongoing fees continue for the life of the management relationship.
Why Agents Trust Sea Dog With Their Clients
Licensed Florida Brokerage
Sea Dog Property Management, LLC is a licensed Florida real estate brokerage (License No. CQ1068457). Broker-Owner Donald W. Harkins III personally oversees every management engagement. Broker-to-broker referral fees are paid lawfully and on time under Florida law.
Built For Investors, By Investors
Sea Dog is not a "rental only" shop. We are data-driven, tech-forward, and built around the needs of active investors — including BRRRR, fix-and-flip, and buy-and-hold operators. Our agent toolkit exists because we know how investor clients actually think.
Central Florida Coverage
We serve Orlando, the Space Coast (Cocoa Beach, Cape Canaveral, Merritt Island, Melbourne, Melbourne Beach), Oviedo, Winter Park, College Park, Colonialtown, Diana Shores, Villa de Palmas, and surrounding Central Florida markets. If your client owns a rental in our coverage area, we can manage it.
Frequently Asked Questions
Ready To Refer Your Client?
It takes about 3 minutes. You'll receive a countersigned copy of the referral agreement by email before we ever contact your client.
Start a ReferralPrefer to talk first? Call Don Harkins at (321) 399-7224 or email don@seadogmgt.com.