Always use your own buyer's agent in any transaction. 

Consider transaction costs as well as losing the principle residence exclusion.

There are many loan officers who will intentionally lowball all the third party costs and prepaid items up front so their estimate will look more appealing.If you really want to compare multiple lenders then you just need to focus on the part of the transaction that the lender controls. 

I actually think it is a benefit to both parties to have professional representation to assist the seller and buyer with these types of transactions.

Any transactions you will do as a realtor you will be doing them on BEHALF of your broker not you as the realtor. 

Quote from @John McPherson: Looking for tips on the best way to sell my Rented Homes in 1 transaction .

for double closing you would need your funds to buy then sell it to end buyer at premium. there are transactional funding companies that can lend the cash for a fee.

It’s essential to confirm this early in the transaction.

In order to better protect everyone in the transaction - I have a real estate license too- so I am held to a higher standard by the state.  

Every transaction has some risk.