Maybe even a mortgage broker (someone that represents many different banks). 

I've heard many stories of people getting dummy tenants in houses that weren't anything like they were represented, and losing a lot of money. 

Here's a helpful paragraph I use in all offers where I represent a Buyer:Contingent upon satisfactory review of sellers 2016 and 2017 schedule E's, as well as a certified, year to date, Profit and Loss for 2018.

As I mentioned, my services as your buyer's agent don't cost you a single dollar so long as you commit to allowing me to represent you as the buyer's agent for the purchase of the 2BR property.

However, having anticipated this scenario and doing research studying contracts, I would need to have all of my contracts say something along the lines of “Even though I’m a licensed agent, I’m acting on my own behalf as a principle in the transaction and am not representing the buyer in any way”.

If you're going to go the turn key route, you need to vet your turn key company well.In general, the ones to avoid are the ones that: Don't allow financing or a finance contingency (it can be a good indication they are selling above market value)Don't allow for your own independent property inspectionAre not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)Require you to pay for any renovation upfrontSell only in cheap. low end neighborhoodsDon't accurately represent the neighborhood/property classificationDon't have consistent rehab standards for all properties

(Some agents my call this a "net Listing", it is not since you are representing yourself).Always get right of possession or right to show if it is occupiedRight of signage - you want to be able to put a sign on the buildingRight to list the buildingAlways build in a seller financing clauseItems you can give up - these are items you can give up when negotiating -- Settlement cost to be split, contingent on building inspection (what do you care - if you are really in for a discount deal, subject to assumption or subject to mortgage.Some clauses leaves the door open to "Second Stage Negotiation" do it right and you can renegotiate the price to your favor.

For condos and townhomes, the 1,605 properties listed without offers in November represented a 118.4 percent jump from one year ago... 

On the claiming side of things, I've left the insurance carrier side of the business and now work on the public adjusting side, meaning I represent the homeowner's claim to the insurance carrier and negotiate it on their behalf. 

He says there's a lot of Gray area and to be careful one that I'm only representing myself.