Since I'm taking such a cash hit, I asked the sellers agent if they would be able to designate some portion of the sale price ($200k?)

Well I must have an AWESOME local agent because I have no complaints at all and have used them for years.  

Recommendation on how to find a honest,  agent in the Cleveland,Ohio area. 

I see agents and wholesalers trying to sell properties that are supposedly wholesale, but they sell at retail after it's marked up so much.

Quote from @Jaycee Greene: Quote from @William Taylor: Hey there BiggerPockets members, I'm an upcoming agent practicing running numbers on different duplexes and investment properties I'm seeing on the market, here to share another report I'm working on for feedback.

I would say as an agent if a property is in a rough area I don't put signs since it can attract those bad apples or get stolen. 

Hey, I’m an investor friendly agent over here in Rochester.

And agents are legally prohibited to engage after closing - at least per Wisconsin State law. 

Circuit Court of Appeals late Thursday reinstated a nationwide injunction that had been issued earlier this month by a federal judge in Texas who had ruled that the Corporate Transparency Act was unconstitutional, Reuters reported on Friday, thus suspending the deadline once again for most reporting companies to file beneficial ownership information (BOI) reports with the Financial Crimes Enforcement Network (FinCEN)."

Real estate agents, property managers, and contractors who specialize in your target market can save you time and money in the long run.