If you can find the right agent that also invests themselves and understands your need for lower priced properties and potentially low offers, they can still provide value.

Potential for Over-RelianceWhile guidance is valuable, it’s important to maintain your independence as an investor.

If I have a skill, knowledge, the right contacts or or a passion that can be leveraged into potential gains, that is where my money is applied.

.- Many of these HCOL areas also have strict limitations on AirBnB or short-term rentals... that do not apply to owner-occupants - thus allowing for extreme cashflow potential for house-hackers.

Hard to give up such a low mortgage rate, but in the end that's small potatoes compared to potential OOS problems.  

Quote from @Christian Styles: Potentially able to help you find someone but I would need to know specifically where the property is in order to know who to recommend.  

Here's a breakdown of the situation:Current Occupancy: 80% (16/20 units occupied).Current Gross Rent Roll: $14,265/month.Market Rent Potential: $17,665/month (100% occupancy).Renovation Needs: 15 units require full renovation ($10K/unit), 4 units are 75% renovated ($2.5K/unit), totaling $160K in renovation costs.Vacancy Loss: $41,820/year in lost income due to current vacancies.Cap Rate AnalysisThe seller lists the cap rate as 9.59%, but this is based on the projected NOI of $119,858 (assuming full occupancy and market rents).

All too typical park owner who took all the profit out of the park without reinvesting in the business then wants to sell you the potential he was too cheap to invest in. 

The potential problems mentioned by the responding posters in this thread are real and well thought out.  

Even one vacancy or non-paying tenant could potentially be a major problem.And yes, there were vacancies, and non-paying tenants, and major problems.