I just don't want an agent that has their agenda, which more than likely coincides with mine.If the seller has specific instructions given to the listing agent, and my unrepresented self proposed something that did not fit that bill that's perfectly fine & fair.

Your focus on long-term rentals and small multi-family places matches perfectly with your goal of building wealth over time and having more financial options. 

Just because they make enough income doesn't mean their application is perfect.

I would only deviate from that on a rare occasion for the perfect renter that walks on water."

@Al Seward There's no perfect plan because you can't predict the future.Here's an idea though:1) Buy with FHA, but look for a fixer-upper that you can buy well below ARV.

I never claimed it as we have offices, but I know many people and accountants which say it is perfectly legal. 

I've messed up a handful of times over the years, but an occasional misstep is not considered co-mingling as long as it is not frequent or habitual.In this way, you'll preserve your entity protection and make your CPA happy at the end of the year with all the perfectly managed bank accounts and each property with its own reporting.

And by the way, prices went up, it’s never a perfect time to buy.

It is also very hard to "perfect BRRRR" here. 

Ok, appraisers aren't perfect or created equal.