Even when they are charging you a very high percentage, the agent is probably operating at a loss.

To be more specific about what i'm looking to do: My 1-2 year goal is to employ the BRRRR strategy with SFHs and Condos by buying distressed / highly undervalued properties that need work (preferably all-cash) in low crime areas with strong rental demand, renovate them within budget (again preferably all-cash) and get them rent ready before refinancing them at the highest ARV possible.

It is right near the hospital and now Mass Gen bought out Wentworth Douglass Hospital so our units are in high demand.

Start at a higher price point (not too high maybe 10%-20% higher than what you expect to rent for) then each week lower it just a bit until you get it rented out. 

If the seller is insisting on a high price with not-so-hot financing terms, though, this may be a riskier project than it's worth.

Is it high appreciation area with a low rate mortgage?

Website shows up as not protected domain - and no longer in existence that should say enough 

Quote from @Michael Wheeler: Highly recommend the RAL Academy.

Here's a https://www.irs.gov/businesses/cost-segregation-audit-technique-guide-chapter-4-principal-elements-of-a-quality-cost-segregation-study-and-report to the IRS website noting specific items that are included in the cost segregation study report. hmm, that website is a 404 error.  

I would highly recommend getting your license for property management, and/or realtor.