You should arbitrarily think it's "cheap" because it came through a wholesaler or "expensive" because it came through a realtor.  

Business Owners Policies are much more expensive than residential property insurance. 

Meaning the creditor will lend you up to the appraised value of the home plus certain other expenses such as closing costs.

Additional expenses include: $600 yearly insurance, $30 HOA, and $100 monthly management fees.

I still need to learn about how to calculate expenses when analyzing.

Additional expenses include: $600 yearly insurance, $30 HOA, and $100 monthly management fees.

Something to think about if you don't mind the expense of holding an active license.As far as going directly to the listing agents - while they may push for you don't assume they are all getting "double commissions" as the other poster stated.  

I make about 2600 a month and have exactly half of what I could calculate in expenses.

The houses in central Il are not very expensive compared to other parts of the country, property taxes are crazy high though. 

Understanding the difference between an "expense and a cost" is critical, and the difference between "getting there first, and getting what's left".