There are so many different companies out there, so if you've had a good experience with a particular agent or company that would be huge.

The best way to do this is develop a great working relationship with a real estate agent or escrow officer and they will provide you with reports for free. 

Thank you that is also what I’m thinking but there are so many different answers some refer to financed purchasers having only 60 days to begin occupancy - as a buyer who will not need financing that is where I am finding difficulty - our agent is checking but also getting different answers - I may just call HUD and speak to someone. 

I have been an agent for about 3.5 years, and working on acquiring my first couple deals for flips/BRRRR's asap.

@Amanda Skipper most agents are clueless on how to work with investors!

Quote from @Gabriel Santin: You can get an approval from the HML and get that to show the agent..

Income Late fee Gross rent Expenses Advertising Cleaning Gardening/lawn mowing Insurance Interest on loan(s) property tax Legal expenses Pest control Property agent fees/commission Repairs and maintenance Water charges Electric Bill Total expenses Net rental income or (loss)

Since I will have owned it only 3 years, the property value increase is minimal ($35K) and closer to $15K once I pay a listing agent and closing fees.2) Gift it to #2 son now and let him pay the Capital Gains tax at his rate (0%) when we sell next year. 

a lot of investors transact off market, and so they just don't need an agent for that. 

I own my primary residence and currently working with a mortgage agent to free up some capital.