Well, lets just work backwards a little bit here:$45ARV$12-15K repairs $5K closing/holding/commission$2k?

Being Real Estate Agents, at the very least they are saving they 7.5K(agent's commission) or twice that if they one is the broker.  

I expected to get around 155k for it, with a profit just shy of 25k,More failure - if I was not a licensed agent I would have had to pay double commission.

If anything looks promising have your agent earn their commission by contact the owner and negotiating the best price.Good luck

He would have gotten his commission one way or the other.

Now if you are looking to purchase for yourself, it could be a conflict of interest, but if you are selling to investors, you would make a commission by representing your investor.Also keep in mind that smaller banks and credit unions (portfolio lenders) are much less competitive and more relaxed about their rules. 

Will working with an agent inhibit my ability to do this, and if not, will an agent still receive commissions from my wholesale?

The sales prices for this level of home are above $550k, as much as $650k for the larger square footage homes and nicer lots, and typical real estate commissions are 6%.

I'm an estimator by trade, contractor on the side & property mananger for friends, wanted to invest in rental property.If I sell it will pay off all debts, I'd have nothing left after commission but my IRA money. 

Or 3 pts on a loan.Lots of guidelines on charging points, from it not being lawful by private parties or sellers to usury issues.Realtors usually split commissions, at 6% he'd take 3%, so is there and addition 2%?