I have a client who got charged $3000 a few weeks ago for paying off a loan early with their former hard money lender.Another thing to consider is a 30 year loan through a hard money lender.

Where his connections in the market have other agents bring him deals where for some reason their clients don't want to list on the MLS.

Or anything else you'd like to know - I tell my clients "I can tell you what time it is or how the watch is built" ... basically I'll tell you as much or as little as you'd like to learn - and your agent should do the same! 

@Jonathan Cox the way i see it, and i may be crazy, is if your banking on a retirement account to save you when your 60 yrs old, you wasted a whole lot of your life away working for something that won't support you in the end.

Water is covered by tenants on a single family. i've never seen a client pay for that so you can probably eliminate that expense.

Especially on this site, you'd be hard pressed to find users of true big data and supported applications. 

I also accept direct messages.What I am looking for in an Agent Ability to set me up with a daily email alert with new listings to the MLS + price adjustmentsAbility to recommend me contractors(roofers, plumbers, electricians, etc)Ability to provide comps for properties that I am interested in.Knowledge about the areaWhat I will provide to the agent I will not ask you to lowball on a bunch of housesI am okay with you sending the listing agent a informal offer to save time from having to draft a full contractYou will get a client who is an experienced investor.

What I wrote above does not create an attorney/client relationship between us.

Listing agent should do whatever their client (the seller) wants them to do..  

Dabblers can be dangerous as they tend to not be experts in a specific filed and can make mistakes or overlook problems that can cost clients dearly.No legal advice given.