If you really don't value your agent's ability and think you can do it better, it's likely best that you 1) interview more to find one that you do trust, 2) go through the listing agent, directly, if you're that comfortable with handling your side on your own, or 3) maybe get your license so you can control your side of negotiations with the proper tools needed (MLS access with agent info, showings, contracts, tax records, uploaded listing docs like surveys, disclosures, broker assistance for questions, etc.).

Hi, I'm new to investing in Sac and am looking for insurance brokers for my first SFR rental as well.

Only challenge is there are broker fees and closing costs. 

Look up mortgage brokers in your area and do the same thing.

I am interested in doing the same as the OP.I can't at the moment but I would recommend you contact lookup a loan broker in your area who specializes in out of the box lending.

Treat brokers like gold.

If you buy a property for $100,000 and then turn around and sell it, you’ll pay ~5.5% ($5500) in agent/broker fees for buyer and seller agent.

Failure by the Buyer to so notify the Seller and/or Seller’s Broker in writing, within the calendar days, shall constitute an election by the Buyer to proceed with the transaction.As @Nathan Gesner mentioned, an estoppel agreement is a great thing to get but I have rarely been able to convince a seller to get that from their tenants during a purchase and you could put yourself at a disadvantage when bidding on properties by requiring the seller to get this

Start talking to LOs and Broker now. 

I am still looking for a VA IRRRLTypical mortgage broker BS.