Commission rates, like any other good or service are based on supply and demand.The settlement is likely to lead to a lot of agents leaving the business.

The ones I was seeing were about 2 hours away from me and I became leery about trying to run a primarily cash business from that far away.

(I still haven't done my 2023 returns since this has been weighing the decision).That being said, I have a goal to buy another investment property this year and possibly do the BRRR strategy or a flip to get more capital on hand.

I'm really curious as to why an agent would not offer their services (negotiation strategies; staging guidance; reviewing offers etc etc etc) on an hourly basis? 

If he has a business entity in the United States, his deal should qualify for private money loans. 

Explain to your contractor that you need a reduced price and if he/she will accommodate you will always bring your business their way and you will refer everyone you know to them.  

I started a real estate photography business a year ago as a side hustle that has kept my interest in investing.

I am one of the very few STR's in a town surrounded by 10+ wedding venues, university, businesses, mass construction, etc.

Just a note - For your strategy of ADU you will eventually want to narrow the area you are in looking.

Whether it's turn-key or value-add, there seems to be a strategy for different comfort levels and goals.The information about Reno, Nevada is interesting.