I believe subject to transactions, done CORRECTLY, between KNOWLEDGABLE participants, with FULL DISCLOSURE, are typically successful transactions that have benefits for both sides.  

Most sellers still offer full or nearly full compensation to buyer agents, all comes down to the offer at time of offer.

Full disclosure, I have not purchased in San Diego since Dec 2021 (shortly before rates rose).  

Purchased for $69,000, it needed a full rehab, including a new roof, plumbing, and modern updates inside and out.

I work full-time; I’m trying but I know there are gaps in my knowledge.

For a lot of investors it takes 5-10 years to transition from W2 to full time RE investor and if you don't have a passion for being a landlord, you may find yourself hating it.

IF that is the case full stop - yes you are paying for something called insurance but if you have a claim the company has the right to pretty much deny coverage for having the wrong type of policy.Landlord policies are higher cost but for a reason - there is a different and increased level of risk when the house is not owner occupied.Talk with your agent and get all the details sorted out. 

I just wrote an offer for full asking price at 30 day close, with a contingency to extent at BUYERS choice for 30 more days if I don't get an favorable response on the electricity install costs.

Rates can be very similar to those of conventional financing (Fannie/Freddie - full doc loans that you will need to prove income to get), but typically a little higher than conventional financing. 2nd - Networking and partnerships! 

I am not sure if anyone else saw it:"Full and Liquidated Damages": This limits both parties to just the damages stated in the contract.