Does the realtor get his commission too, or is that getting put back to the deal?

That's a big part of why I became a Realtor -- save money on commissions and I can help other investors/new investors since I don't have unlimited money/time to scoop every deal that comes on market up anyway.You probably don't want to run around broadcasting every move you're going to make, but there are only so many people you can have a conversation about real estate with at the same level you're at and I'm guessing a lot of RE professionals don't want to burn those bridges completely!

You'll have zero savings in the first couple years (most of your premium payments go to the salesperson as commissions).

I know it would generally be in my best interest to get it contracted up myself--but I was thinking to let him negotiate their price and give me just a commission on the first few ones so I can hear how it's done.Should I open up an LLC or is acting as a sole-proprietor better?

Also, I would like to find out why am I having a hard time trying to get a hard money lender to lend in Leavenworth, KS or just KS in general.Sales Price $12,900 - I think I can get this house for 10,000After reviewing comps and speaking to a real estate agent, ARV will be about $125K - $130K (this is after agent said if market stays good she can sell it for $135k-$140k)Repairs & holding cost (hold for 6 months) - $65K125k * 85% = $106,250 (I am taking 15% off the sales price for commissions & other unforeseen expenses.

When my buyer's 100k loan is sold shortly after closing the originating lender must be selling the note for a commission I would imagine.

In our office, anything like that, our broker would contact the office attorney or the real estate board to make sure any money or gifts collected other than a commission was on the legal side.I would think that if you purchased the property with your agent they would get that commission.  

@Ben McCallWelcome to the site.Be sure to check with your local RE commission as to what is and is not considered a brokerage activity.

From my experience and what I've learned thus far, it seems that working with an agent can only help because the seller will be paying the commission regardless. 

Drop your agent, they aren't going to help, and they will still want a commission.