Define vetted as a checklist, never as a judgment. Something like: inside the named zip codes, 2 to 4 units or single family above 1,100 square feet, owner of record identified, at least one working phone number confirmed by a live answer, exterior photos including the roof plane, and one dated note on why the owner might transact. A submission that has all seven items is vetted whether or not he likes the house. A submission missing one isn't, and it doesn't count toward the 10. Both sides can check that in 30 seconds, which is the point.
The second problem is an attribution window, and it's a contract term rather than a structural impossibility. Standard shape: any property you submit stays attributed to you for some months after submission, and if he or an entity he controls closes on it inside that window, a fee is owed even if the retainer ended. Six to twelve months is the range people use. Whether such a fee is enforceable and whether it implicates your state's brokerage licensing rules varies by state, so a real estate attorney where the properties sit needs to draft that clause, not a forum.
On the low-time goal: 10 vetted leads to that spec is not a few evenings. Working backward, you'd probably screen 60 to 100 records and make 30 to 50 calls to land 10 with a confirmed live phone contact. Call volume is the bottleneck and it can't be batched into a weekend, because owners answer on their schedule.
A retainer also inverts your risk. You now owe 10 regardless of what the month produces, and pre-foreclosure and probate flow is lumpy. Cap it: 10 or best efforts with a shortfall credited to the next month, or the first dry month turns into a refund argument.
