But don't you think this commission structure limits the exposure of the listing to the potential buyers?

I have already invested in some REIT’s as a passive way to gain exposure to the industry but am hoping to own and manage my own portfolio of properties in time.

Social exposure always compounds over time and will continue to do so as this internet fad goes on. 

How long a roof lasts depends on many factors: weather, exposure, type of shingles used.

We spent a lot of time on risk prevention specifically looking over insurance options for STRs and company structure.For the first BRRR, he talked to me over my risk exposure on some of the DIY work. 

I am considering renates for the knowledge and the immediate exposure to people in the business since having mentors is important.  

If you get an unrepresented buyer, they will know your savings and will expect you share that with them, so you'll be in the same boat as my previous statement.The exposure and advice/negotiating skill is well worth the 1% extra you'll pay an agent.

One strategy we've used to combat this with SFRs and to reduce our risk exposure is Delayed Financing Exception to avoid the standard seasoning requirement. 

I tend to lean with the insurance broker's side on this, if the lender's maximum exposure of $85,500 is covered by both homeowner's and flood insurance I don't see why it matters if one policy has a higher upper limit than the other. 

You would be increasing in a variety of ways: your exposure grows because you would be making more transactions (talking, financial, relational) because of "growing" the LLC to house more than your current RE business, you would be introducing different types of liability due to the different asset class and length you would hold the assets, and the bigger any LLC becomes the juicier it looks for anyone considering to sue you.For flipping properties I would highly recommend looking into the Series LLC, also.