If they just represent the seller they have no obligation to help you get a good deal or to make anything happen in your favor.Everyone wants to buy without a realtor but it doesn’t really make sense as you don’t pay the commission, the seller does.

Asking price for a 2BR was a bit too high based on comp rents to get to our investment parameters but since the owner had no plans to use the property, I offered his purchase price in 2017 + 6% (commissions to agents) + $1,000 (assumed deductible on insurance for new roof), effectively getting a turnkey property without paying for the updates.

What are selling costs, commissions, holding costs, etc. 

Investor agents don't always save as much money as they think they will after paying broker commissions, fees, and doing all of the work.

Instead of buying it and getting $30K in instant equity, I'll make about $10K in commission instead.

If you are finding a seller and a buyer for the same property, making them sign an agreement and receiving the commission for that - it's brokering without license, depend on your state, it's a lot of money and sometimes jail time.There are plenty of lawyers on Ytube trying to make it as selling a contract: unless they give their advice in writing to be responsible when you pay $10K+ to the state, I wouldn't hold my breath.you are not selling a contract: you bring to the seller a purchase agreement (as a listing agreement) to buy his property yourself or someone you know....then you find a buyer to buy it for cash.

Can I just double close and pay from my commission and leave with 5,000$ profit for assigning a contract .?

In other words, you'll most likely get a higher price for your house (and net more, even after paying commissions) if you list it with an agent and let them market it aggressively.

Also, they can't make as much commission on those kind of houses.Also, it has been my experience that wholesalers have "cash" buyers for their properties as oppose to having to wait on financing to be approved so there's a higher chance of their deals going through. 

Doesn't seem worth a commission of $50-60k, but please correct me if I'm missing something here.