The buyer's agent has the same obligations toward the buyer.While double-ending a deal (disclosed dual agency) is attractive to the agent, it's not good for the buyer or seller.Here's why;As a seller's agent, I'll push hard to get larger deposits, faster closing, higher price, fewer contingencies, etc.As a buyer's agent, I'll push hard for exactly the opposite.As a disclosed dual agent (representing both sides with their permission), how can I possibly do those things? 

The current owner made many renovations on it already.

I met with the structural engineer today and he believes that it just needs a few lally columns and an lvl to fix the problem, other than that it has been fully renovated.

My wife is about due with our first child and we are finishing renovations to our primary residence in the mean time.

I am looking for market value price and am not looking for anything that has been renovated to bump the price.

Purchase price: $35,000 Cash invested: $75,000 2 family acquired for 35k, renovated for 75k and cash-out refinanced @ 70% LTV for 235k, with gross monthly income of 2.8k

Bought it for $90k, renovation budget set at $15k (on pace to be under by about 20%), and an ARV of $140k.

And when it comes to partnering with contractors who are only doing the renovation work, I see essentially no benefits.

Most REO sellers will not turn on or allow water to be turned on, or allow repairs for appraisals or before closing, most secondary market loans require all utilities to be on at time of appraisal, minimum 5 years or more roof life left, no holes in walls or flooring larger than a quarter,  or significantly soiled flooring, walls, ect. 

At the same time if you are investing in larger or more expensive properties you might open an LLC for each one.