If you work direct with the sellers agent, it will be less commission expense than if your agent is involved.

They have experience, attorneys on staff,etc. to where I just find the property.If it's a newer buyer which I specialize in there will be a lot more heavy lifting involved to get to the closing.I am a principal broker so my structure is different than listing brokers.

I don't have enough reserves to bet on a continual appreciation with a negative cash flow.I have so much to learn, at times I feel overwhelmed but i'm just trekking along doing what I can.    

I am newer to BiggerPockets and getting involved in the Oklahoma City market.

If you're in Canada you'll need 5% down.If they're willing to sell to you with owner financing then you can come to whatever arrangement you want as far as down payment, price, interest rate, and amortization since there's no bank involved.

From my perspective, I’d avoid betting solely on appreciation in a market that just hit record sales volume, average home price and median home price. 

If there's an FHA loan involved for the end buyer, it doesn't matter how the investor paid for the house.  

Otherwise an agent is your best bet. 

Alcohol and drugs involved too of course.

I would not enter into something like this lightly though because it gets lawyers involved, can be subjective in a court of law, and can be very expensive but if he tries to foreclose later if you are not able to refinance it may be a last resort.