Once you do decide to procure your first rental, definitely lean on the BiggerPockets community as a resource; I'll also say that it could be worth considering a shot at a software solution built for DIY landlords (1 - 15 units) to bring some automation to the rental management process (just to make things much much easier for you)!

Of course if you could procure a lesser rate than they could obtain on their own, it would reflect positively on you.  

The TERMINATION/AUTOMATIC RENEWAL section states:This Agreement may be terminated by either party at the later of:  (i) the expiration date set forth in the second paragraph of this Agreement; or (ii) at the end of the lease term for any tenant procured by Agent; upon providing the other party 30 days prior written notice before the applicable termination date.

Learning to purchase properties subject-to to skirt the cap our government places on the amount of FNMA debt you can procure is a good first step.

I plan on opening my own shop soon & would like some thoughts on procuring investors into my business.

And yes there will be commissions if you contract within the protected period of the listing agreement that recently expired if the MLS or activity of that agent was the procuring cause of the deal..:)

The only thing that even makes sense is the Selling agent could've been the one who procured the buyer and made 2x commission by closing the seller on his offer instead.Any other possible reasons that make any sense?

We provided all articles of incorporation and an unanimous consent from board of directors stating that the company was authorized to purchase the property and procure funds for purchase from my partner. 

If you find a great deal jump on it. regardless if its your home or rental property. if you buy a rental property first it shouldnt hurt your ability to procure a mortgage on your primary home as long as the investment property does cash flow. before you do anything speak with an experienced mortgage broker to set you straight.

If they did not procure a tenant and you did not sign a contract with that agent, there is no enforceable contract.