Just get a conventional mortgage.But yes, for it to be a BRRRR proposition, the 100% borrowings should still only represent about 70% of its actual market value. 

Currently I do not have a real estate agent representing me.

I generally won't get involved representing clients in wholesale deals (i.e., there is not a signed Buyer Representation Agreement), but I will assist investors that I work with in terms of running comps, providing referrals to title/HML/contractors, planning layout and finishes, etc.

A local broker who specializes in almonds would know the value of these things and if representing you would help you not overpay, etc.

The property inspector said something about thinking that the seller's agent was representing us, and he apologized.

I see some of the other realtors with different designations and certifications, like Accredited Buyer's Representative (ABR) or Certified Residential Specialist (CRS).

Even if you call a listing agent on one house, they can represent you on another house. 

Small claims court in Hawaii is limited to $5000, and landlord tenant disputes over security deposits require both the landlord and tenant to represent themselves. 

I'm an agent that's currently representing 3 LIHTC w/LURA properties (2 Under contract)  I feel I should be marketing these properties differently, but it seems this is a niche market and I'm struggling with finding a community where I can ask a question or read others Q/A's.

Curious as to how others feel about a dual agent...one that represents both the seller and buyer.