If you elect not to use your own realtor, or have your own representation as a buyers representative, then remember - the seller's agent represents what is in the best interest of the seller; they have a duty to you to be honest and ethical, but the fiduciary duty is to the seller.Since the seller pays the commission, there is absolutely no reason not to use a realtor; you can still hire a real estate attorney, but in terms of having more negotiating power, it won't be an advantage that I can see in your situation.Where are you from? 

And the remaining % will be an investment property which you will get tax benefits from using as a rental.

I'm located in Los Angeles but invest in the Midwest (Memphis, TN and Covington, KY), currently own one SFR, one duplex and one triplex, all on conventional mortgages and all with self-funded down payments.I'd like my next deal to be an entry-level BRRRR, am currently reading David Greene's BRRRR book, but find myself in every chapter coming up with mental roadblocks regarding the process, many of which are due to the fact that I'd be doing this from a distance.

I’d suggest starting out by networking with as many other investors as possible and be an active participant in the forums.

I’d suggest starting out by networking with as many other investors as possible and be an active participant in the forums, especially if your looking to become an agent.  

I’d suggest starting out by networking with as many other investors as possible and be an active participant in the forums.

However, I try to be an engaging and enthusiastic teacher, which takes a lot of energy, and I find it hard to leave my work at work and leave the mental baggage at school.

Using this example the lowest cap rate deal I could purchase is 5.95%, which would be an NOI of $119,000/year (For simplicity sake I'm assuming the lease(s) are Triple Net NNN).  

That would mean you would need to refinance AGAIN, and into a higher rate (since it would not be an owner occupied loan) so I might suggest trying ANYTHING but that option. 

Message me if you want to get coffee or start a local meet up here in St.