A PM that manages higher end houses is not going to be a good fit for you if your investing in lower end properties and you would not want a PM that specializes in section 8 housing to represent you if your investing in A or B class properties.

At least for me, there are necessities that I look for in a brokerage that will provide me resources causing an advantage to representing myself as opposed to a disadvantage with extra costs. 

in this case the seller has no listing agreement and is not offering to pay a commission so I was suggesting that you can hire a buyer to exclusively represent you and pay them yourself(versus on a listed deal and you have a buyers agent who in reality is a fiduciary of the seller).  

My financing net profit is $26,404 represents  a 76% cash on cash return.

I would recommend contacting several Independent Agents (represent multiple) companies in your area.  

They looked online and bought it through the listing agent, representing only the seller.

@Dylan KingThere are a number of CPAs on here who represent taxpayers such as yourself.

You should double check, but I believe HUD may not allow the listing agent to represent you. 

From a commercial brokerage perspective, I know a lot of listing agents who won’t give fee to licensed principals, even if they self represent.

Photos do not show the rotten floor, termite damaged door frames, leaks that destroyed the cabinets and floors, electrical outlets that are not wired.Then you need to have an escrow company that is NOT his represent you or an attorney, depending on the state.