The only issue I can see by initially circumventing your agent could potentially be "cut out" of the deal and/or their commission when you do end up writing an offer because the listing agent could argue that your agent was not "procuring cause" for your interest in the property since you contacted the listing agent directly and began negotiations. 

I am wondering are people competing against your rental with for sale units, meaning you might have to price cut the per month rather than give just a two month discount.

I’m much more into this than she is lol she’s not against it just doesn’t push for it like I do, in addition to the fact we will cut our possible mortgages in half if we both go on the same one)My realtor is pushing for us/me to look at more expensive multi’s as there’s less competition and potentially bigger returns.

I currenntly have 5 properties and am needing to cut down on tax liabilities for this year.

no 50k for a new build is not enough. from someone who has been talking to capital partners for a year and breaking ground on 7 new builds within 60 days as well as talking to 8 hard money lenders at a time, 50k won't cut it 

That is why companies have been trying to cut out the broker and agent on the residential side for decades and it has not worked.

This means if you need cash you can remortgage just one property to access the money instead of two, cutting fees and work in half.

New Jersey’s taxes cut into the former. 

Getting a good PM would also go with your wanting to do less, but it will cut into your cash flow. 

I called to get ins they had me replace roof , cut grass total $7200.