There has to be a world where there are more options out there for the consumer/buyer to choose the level of service they want (full service, limited service, and self-service) and effectively get back part of the buyer agent commissions as a form of a refund -- or just have more leverage in the transaction because they aren't represented.Thoughts?

Most lenders who offer conventional loan products should be able to help you out, as long as your transaction meets Fannie Mae's delayed financing requirements, found here: What are the requirements for a delayed financing exception?

Now, in theory, you should NOT have any seasoning on your BRRRR transaction.  

Once the debt is paid all I would need from you is a statement or transaction history to show the new balance.  

I represented myself on the transaction and used my favorite loan broker to get us the best loan pricing.

In general I would say that if you are comfortable with bookkeeping, do a good job screening, you have a property in good condition, and you take the time to properly educate your tenant on communication and maintenance procedures, expectations of both parties, and responsibilities, you'll have no problem self managing 1 duplex on your own with very little time dedication.Typically you will probably spend 15-20 min a month on bookkeeping and entering transactions, and that is about it.

Plus since there profit has gone from average of 5k to 20 to 30k per deal they only need to do 1 to make the same amount as in the past they had to close 4 or 5 transactions.. 

The information below was provided by a Loan Officer for my Closing Cost as the Buyer/Borrower and Title Company for the Seller's Closing Cost.Loan Information$185,000 = Loan Amount$9,250 = Conventional Loan Down Payment (5%)$4,980 = Estimated Closing Cost: (Processing Fees, Underwriting Fees, Appraisal, Appraisal Review Fee, Title Insurance Services, Settlement Fee, Administrative Fee, Courier Fee, Owner's Title Insurance, Lender's Title Insurance, Recording Fees, City/County/Stamps, & State Tax/Stamps)$2,120 = Estimated Prepaid/ Estimated Reserve Cost: (Daily Interest, Home Insurance, & Property Taxes)$16,350 = Total Cash at Closing from Borrower$1,000 = Estimated Monthly Mortgage Payment: (P&I, Hazard & Mortgage Insurance, & Real Estate Taxes)Seller Closing Cost$0 = Agents Commissions: (No REA involved in this transaction per Seller's request)$900 = Total Cash at Closing from Seller: (Estimated Doc.

I'd hire a competent carpentry crew and stay in close communication with them, have them video call you daily if possible, maybe even travel to KCMO to supervise.

@Aprilila Tran if you're looking to 1031, you need to identify a new property within 45 days and then excute on the transaction within 180 days.