For an investor with some experience and local knowledge, I agree, a buyer's agent is not needed or even helpful (at least in excess of their commission) most of the time.

If the insured does not have sufficient personal liability insurance in excess of $300k and a $1 million dollar plus umbrella policy or if the insured lives in the property a more robust DP policy will be in order along with the umbrella and flood policies.Individual HO-4 policies will be needed for each tenant but that is the responsibility of your tenants. 

Though I may add that in some jurisdictions (here being one of them) you are not allowed to request/collect a security deposit in excess of one months rent.

I have seen limits on repairs in contracts, so anything in excess of $250 has to be approved and multiple quote provided.

Two months rent and get ready costs seems excessive.

The excess is profit from CG activities, earnings in a different process.

Consider this: If most of those listing go pending even before they hit the MLS and/or they have multiple offers, that's usually a sign that excessive competition is driving up the price.

If the amounts are in excess of amounts due the lender that is equity due the borrower/owner.

Not to be a deal spoiler, but if the property goes to tax sale the owner of record will get all the excess proceeds (assuming the mortgage is really paid off and there are not other liens).

This positions the borrower to have the UPB paid off and have excess cash for reinvestment into the subject asset to cover capital expenditures and/or any deferred maintance.