Thank you @Lucien Perreault that is more or less what I understood.*** My PERSONAL opinion *** Many individuals have been locked up for petty crimes and for too long. 

@Iris Dahan I think you understood my post wrongly.

She seemed to understood that we needed more agent experience, which helped when we parted ”professional” ways.Another few months passed hunting on my own, when I saw there was a BP meetup in our area put on by @Dawn Brenengen from episode 101!

My wife and I also understood the fact that we were putting our primary residence at risk and made sure the deal could pay the mortgage, HELOC, vacancy, cap ex, maintenance, etc, and still cash flow positive.

Buyers agency is sometimes confusing and varies by state law, some states and companies require the realtor to inform the client who's behalf they are working for, and still the commission is paid by the seller... this being different than hiring an agent with a set finders fee, when in reality that is the only way you can truly represent the best interest of the buyer... an agent with out that isn't going to work hard to get the price down usually and therefor lower the commission, there are exceptions such as loyalty, professionalism etc, most established agents know or should up front if they want to work with a particular type of buyer, some don't even work with buyers and will only work listing side,  if they know this they have a list of other agents they work with that may be newer, hungrier or plain just love a certain niche, say rentals, first time buyer, commercial etc... in many offices rentals go to the newer agents, lower commissions, less contingencies, faster closing to commission, a more experienced agent has a fuller list of clientele already, say investors.. that they have as time priorities, some agents may think they can stick with the bigger payout exclusively and they went hungry when the market soured,  were very poor at referring and public tact,  I started out in the beginning just like many but always supplemented with a rental or two a month,  had my pocket investor that had a very nice portfolio of 1br rentals, if any foreclosures came up in one of three condo developments they were guaranteed sales and was my job to make sure he knew about them first,  on that respect I was his buyers agent, finding and follow through on his behalf, the difference of sale price I negotiated  was worth the repeat business, as a main stream I represented a subdivision builder and usually referred many used home sales to a coworker if outside of the subdivision, was also a mentor to 2 newer agents, time management and if you represent both sides duel agency kicks in , not one side, yes double commission, but double the work and double sided representation , again in most states signing an agency is usually confined and limit to the individual transaction unless you specifically hire for a set finders fee, yes even if you signed paperwork, if you read the paperwork, you signed that the agent informed you of your rights and you understood them not that there was any exclusiveness involved, or guarantees , there have been lawsuits on commissions when an exclusive contract is signed or there is a dispute as to who originally introduced the property or showed it, say when an agent feels a buyer or seller went around to lower a commission or price, exclusive contracts are extremely rare, they would usually read I will work x hrs a week to find giga properties in xyz with set criteria  in return for $xxxx and return buyer will only pay realtor me or work exclusively, so till you actually purchase you do not have a contract with the agent just an agreement for intent if you do.

Yeah, I understood this letter was more common place in commercial multifamily, etc. as well.

A seller who offers to share a credit report could have their own set of problems as they would be subject to the Fair Credit Reporting Act, and perhaps in violation of any agreement they might have with the source of their information.If I understood what you wrote to mean that if they did not qualify on the lending side for a RTO agreement the offer to rent would be withdrawn, you should be worried about a number of federal laws and possibly state laws regarding advertising and general acts and practices.In the past, Wisconsin has been very sporadic about enforcement at the state level.

@Guifre Mora Understood, thank you for all the value you have added..Seems like HML makes a lot of sense especially for me at this stage of my investing career.

@Brian Eastman - understood on the ROI concepts. 

Anyways, I don’t think you quite understood my stocks analogy.