The SEC is a significant enforcement agency and you want to be on the right side of the law.Make sure you know the rules around contacting accredited and non-accredited investors, rule 506(B) and 506(C), and multiple other solicitation rules.

You can however represent yourself and tell the seller that you will agree to a 3% fee to the listing agent but not dual agency (6%).

Thank youIn Michigan, agents are required to have you sign the disclosure regarding real estate agency relationships:http://legislature.mi.gov/doc.aspx?

However, the other two units and the exterior need swork to make rent ready .In general terms, would this property still qualify for an agency loan because it is occupied?

I currently work for my family Title Insurance Agency as a Title Officer. 

The other thing to consider is that agency debt on loans over 1 million dollars is actually more attractive as far as interest rate/terms than a lot of conventional financing.

Once your company is set up, market heavily to real estate agencies.

there are other lending programs that would not require this but if you are wanting the best programs agency debt then @Janelle Groenhout has the right idea

Would you rather just buy leads from someone or would you rather work with a consultant/agency to build your brand?

I believe it shows the listing agency.