Being your second property I will assume you know the regulations practically by heart at this point in time. 

Karen is right on the money, I totally missed the Listing Agent is repping both sides in this transaction,thus has even fiduciary responsibility to both parties from the moment dual agency was established.Appauled that agent(s) even here see nothing wrong with silently presenting offers to oneself - or in this instance an agent working for oneself - while simultaneously honoring fiduciary responsibility to the buyer too as buyers agent!

I would like to leave the 10% in my pocket rather than hire someone but I can’t be confident that I’ll have the time to grow my business and take care of tenants simultaneously.

Those that do LL-T law as the bulk of their practice work on volume and those that do other areas (of RE law) will be more expensive. 

I guess I’m just looking for some closure on the fact that this is a practical way to pick up a deal.

Really I'm curious to hear from people who practiced BRRRR right away!

In the meantime, practice, study & learn

@Lexi Teifke - As always, the theory like the theory, but in practice is what counts.The internal rate of return hurts my brain just to read the definition, never mind calculating it: internal rate of return on an investment or project is the "annualized effective compounded return rate" or rate of return that sets the net present value of all cash flows (both positive and negative) from the investment equal to zero.

Give her some time to come to the realisation that her plans are not practical then convince her to sell it. 

I have reason to believe there were misrepresentations and shady practices around this investment.