You can try reaching out to the owners and offer and make them an offer (call them, text or send a letter) but the sellers probably have an exclusive listing agreement with their realtor so its best to follow the proper protocol. 

Wait until you don’t have an agent at all and are told it doesnt matter because the collusive and exclusive listing agreement has the seller paying either way.The big reason you won't get a reduction from a BA is because you need to pay for all the other 'buyers' that wasted their time.  

Sure, other strategies like BRRRR, STRs, and value-added CRE can yield significantly higher returns, but I see that more for someone that has a goal to achieve financial independence exclusively through real estate and quit their job in the next few years.

(And yes I have lived exclusively off of my earnings in REI for the last 25 years)Just because a “guru” may have said it doesn’t make it false, just like you condescending it doesn’t make it false.That being said, when I say “mentor/mentee” I most certainly do not mean some national “guru.” 

@Dylan Hunter if you're interested I work almost exclusively with investors.

You also need to know what exclusions apply specifically to your policy. 

There is an exclusion to fair housing for owner occupied, so @Craig Anderson can do this while house hacking. 

It's exclusively for holding purposes for anonymity.

@Stephanie Trevizo if you’re refinancing into a 30 year perm loan, there’s a good chance they WONT allow 2nd position financing, at least that’s what I’ve seen almost exclusively in my experience.

A 65 year old that is retiring and needs "quality, reliable" rental income, is going to have a different decision process, than a 25 year old with a good paying job, that doesn't need the cashflow for decades, and can take a more leveraged position for future benefit. ...you get my drift.Also, you may have the opportunity to get a HUGE tax benefit RIGHT NOW, with the $250k/$500k home sale EXCLUSION!