Edit - I will tell you that I had dual mini split installed in my basement in Southside, Virginia and it was ~4k installed if that helps at all

I would like to complete this as efficient and effective as possible so please critique all the flaws in my plan.Find responsive realtor to assist with possible counter offer (I’ve learned I don’t enjoy the lack of formality with a dual agent.)If offer is accepted, create LLCContact firm to structure lease agreement which goes into effect, if and when I become the owner.Agree on terms and sign document with business owner (Aiming for 3-5 year lease or term equal to investor loan.)Armed with agreement, finish discussing financing process with local bank.Investor pitchLocate temporary storage for business if needed.Complete loan processClosing, etc.Other Details:Offer on property 150kAprx lease amount: 3kInitial offer made 32hrs ago through seller agent Cons:Not in the town in which I live.In slight distress.Finding a responsive realtor around here is like pulling teeth!

I realize that the dual marking of the expense/income comes out even, but it nonetheless will throw off the actual accuracy of my tracking numbers at year end.

Would this be a dual closing at the title company?

I own my properties as an LLC, will it be at risk because of dual ownership?

In fact, you could sell property to your brother/sister and not have to disclose.Non-arms-length transactions are generally defined in real estate as transactions being spouses or being two people in the same lineage (father/son, grandfather/granddaughter, etc).Again, perhaps short sales have different disclosure requirements that I don't know about, but in a typical transaction, what's outlined below is not anything that would need to be disclosed or put the deal at risk of not being an arms-length transaction.The biggest question I would have is the dual agency agreement between listing agent and selling agent if they're both with the same brokerage.

Everything I've done has been on VA loans (since my wife and I are both veterans, we have dual VA benefits).Now I'm reading a ton of books, listening to Podcasts, analyzing deals, and trying to get ready to dive into more rental properties and other real estate investments.I've noticed that it seems like the entire Phoenix metro area is extremely competitive and it's difficult to find anything that remotely resembles a "good deal" for a rental according to any of the benchmarks.Regardless, I'm not deterred.

I'm sure the listing agent isn't going to put up a fight if you're OK with dual agency and he keeps his commission 100%.However, in OR at least, you need to sign something stating you understand he's a dual agent representing both sides. 

But now I’m worried about being in a dual agency situation.

Dual agency = higher commission.