If your agent isn't knowedgable they can over or undersell you and that will affect your costs.An umbrealla policy was reccomended to me by my agent (a family member) and in general I think it is a really good idea and usually a  pretty cheap option for risk mitigation.I don't have a specific company to reccomend but hopefully this was helpful.

We have a great real estate agent but he only knows what he knows and can't predict the future.

Here's how investor-friendly agents can access "investor-worthy" deals:1.

When I had a lowlife in one of my properties during Covid they racked up a $600 bill and I was demanding the city to turn off the water they said no it’s federal law that the water needs to be on.

I am a licensed Real Estate Agent in VA so the process of finding the homes/purchasing is not what concerns me.

The auditor has some info, too.As for ARV, I am looking at comps from CMAs that brokers and agents provide in addition to the websites everyone uses.Having a crew ready to work (and a lawyer, and a good title co.) seems prudent.

However, I had a real estate agent representing me throughout the transaction.

The questions are on the legality and transaction happening with out a real estate agent, because I’ve never been in this situation before.  

I'm looking to connect with other investors, lenders, agents, and attorneys to help me learn and grow.

I'm not sure if this is possible, but maybe the listing agent can do it and you increase your closings to pay them back.