The biggest reason you need a buyers agent is because you’re probably paying more than you need to because no one is looking out for your interests.

I'm a person who hates having cash sit in a bank account collecting little to no interest, but I'm definitely going to make a point to keep some cash liquid.You make a point in here that has always been my biggest question with things like the BRRRR strategy.

If we get rent control similar to the HB2779 proposal or OR or CA then the biggest risk will be to people who work to reposition properties - major rehab that requires possibly asking many or all tenants to move,  and substantial increase in rents to cover the reno costs,   or to anybody who recently purchased a property based on its proforma numbers instead of on its actuals.I have been more or less expecting a rent control proposal like 2779.   

My biggest issues right now is how do I find good contractors?

One of the biggest reasons these are important is to avoid he said/she said disputes involving the deposits.

The down side is that you're not in control of the fixes.  

The obvious downside is the areas these properties tend to be in.

The downside is that many require you to be an accredited investor, meaning net worth of $1mm or annual income over $200k indiv/$300k married.

The biggest concern would be how you go from a bridge loan (hard money or otherwise), to a long term fully amortized conventional loan.

Make sure you have a good contractor (my current biggest challenge).