If you're using bank funds you also have to remember that, that represents a MORTGAGE on each property which must be paid each month.

Waggoner Ranch in north Texas, representatives of the sale announced Tuesday.The historic property, considered the largest U.S. ranch behind one fence, had been on the market for 18 months at an asking price of $725 million.Terms of the potential sale were not disclosed, according to a news release from Perry Street Communications, a Dallas consulting firm."

It worked out and we eventually turned it over when we had enough owners.I met with a representative of the largest rental company.  

It does happen that an agent can represent both sides of the transaction, but they have to make this aware to both the seller, and the buyer to make the agreement fair for all parties.

But are they representing the proper projected expenses to account for the property and location itself?  

NO they still would represent 'the buyer' even if it is not you.

I have, however, discovered that learning what I need to know best represent myself is a full-time endeavor and recently decided to let a very knowledgeable and experienced agent sell my properties.  

I do not trust the listing agent nor the company they represent, as that company has proven time and time again they are crooked, especially when it comes to property management landlording.

The above has been my experience on several short sales in Florida, representing investor-buyers as an agent.

Not represent others during purchases and sales.