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.

Refinance into a conventional mortgage (Variable down, Interest rates up to 10%, harder to qualify for, lots of red tape) for a percentage of the ARV, the difference between the total cost for the HML and the dollar amount that percentage represents is what you get back in cash.

Did you represent to the seller you are BUYING the property or playing "wholesaler" and have no intention of closing on it?

Hi @Susan HolmesI’m a representative with TransUnion SmartMove.