But this represents only a tiny fraction of dozens of problems.

If self-managing, who would be your local hanyman, representative?

Perhaps offer selling agent 3% to represent us and have better chance at getting home. 

They had every contingency in the world built in which may be good for a worst case scenario but doesn't represent what actually happens in the real world.   

I don't work with the average "wholesaler" I am very strict about who I want to represent legally and ethically.

Not to mention I was/am a highly experienced developer and not a rookie.If you were to hire your friend - the contractor to run the job for you and pay her the weekly fees/draws she wants and allow her to mark up the rehab by 20% or so, that would be fair and you keep 100% of the profits less your costs to hire your other friend the realtor who gets paid at acquisition for representing you at purchase and then again at exit (with the possibility of triple ending by finding the buyer too!).

I represented both the seller and us, the buyers.

He represents many different insurance companies so he can shop around for you. 

I represented, ourselves, the buyers.

I represented, ourselves the buyer.