Ideally I'd like to buy a rental for every second or third flip using either turnkeys or the BRRR method.

This will prove important when you are acquiring your third or fourth rental using conventional financing.

My second closing on 5/16/16 and my third closing on 6/3/16.

If your buyer is not represented and you devise, structure the terms, make demands and give the sales pitch to convince your buyer to act you can be responsible for what happens if the fail to perform; in an owner occupied dwelling. 

Two units rented and a third unit is getting updated before it goes on the market.

We're planning to offer marketing services from third parties to assist promoter/operators with their capital raise needs. 

I have two rentals and closing on a third soon.

Usually, it is too late in the process to perform a short sale, so that means the bank is going to want the full amount of the loan before the foreclosure sales date.  

Third Question: Can anyone recommend an agent they have used? 

Plus, one may perform differently in your market vs my market vs someone else's market.