I think the truth is that it is so hard to find a "good" investor agent. Agents like to fudge numbers like, vacancy, cap rates, Reserves, NOI , rental rates, capital expenditures, and management. So if you sit down with any agent and ask the following question, what is typical vacancy on a single family home in the market? you get quotes on current vacancy rates i.e 5%, well that may be for the total area looking at total units vs total rented. Well, it is a single family home, so if it vacant for 1 month, that is 1/12 (8%) if you run a 5% vacancy number and it moves to 2 months, that is 16%, and more than that and it can be a mess. Also that one month will throw off future rentals and may move your rental agreement from stopping in July to August... The next line that I hear agents say commonly is, I can help you do the management, or don't pay someone to manage the property. Well, if you don't pay someone, who is paying you for your time? Management in my opinion should always have a line with or without a property manager. Every agent will tell you I can help, but can they honestly help and do correct numbers or fix your projections.... I have found that the answer is no, and if it were yes, would they be an investor or an agent? Each investor should run their own numbers and understand how to make their projections work. Agents typically don't care if you financially wound yourself by doing rentals, in fact they will help you buy and sell a terrible investment so they get the money on both ends of the transaction... Agents help with transactions and not math, and investing is a math problem. Agents care, want to help, and give advice, but from what I have seen, most are poor at math. They feel you out for this, "Are you ready to buy a property?" If they think no, you won't hear from most of them again, and an investor is like a hunter with one or two bullets. Investors get to take A shot, their shot, their way and on their terms. Being an agent and trying to "gas them up" to purchase things at a higher price, is an agent not looking out for their clients best interest. Most agents/brokers are in Real Estate for the transaction..... If you truly want to cater to your investor clients, run your own numbers on 100 properties a month, then help them do the same. Investing is a matter of execution and planning, so the question really is are you going to throw out an offer from a client to a "friend" agent that is 30% below asking? Your investor client has the math to back up his price. Investors know that no deal is better than a bad deal... agents don't always see that.