Newbie here from TX w/?'s

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First of all this is a great forum to learn from. I just stumbled across it and have been reading page after page gathering info. With that being said , I am very new to the game of REI and also very excited.

I have been looking for properties for some time and found a few I will visit with my realtor tomorrow. I have a well paying job, over 700 credit score and no CC debt and about 10,000 cash to invest.

I am looking at a property that is a forclosure and lists for 65K. Ugly house on the street no doubt. It needs work for sure, how much of course will be the deciding factor if this could be a good deal or not. I am not sure if I want to rehab to sell or rehab to rent. There are other houses on the same street that are nearly identical that are listed for sale for 92K. Three of them actually by the same agent/realtor/investor? And all of them need updating (80's style).

So tomorrow I will at least have a look. I need to figure out where and what kind of loan to pursue, an inspector, contractor to give estimate.

My agent has alot of knowledge and will be very helpful in the process.
Also another 3/2/2 rented on the same street for 950 a month and is basically same type of property.FWIW.
I am hoping to use the rules of thumb I have learned from this site. Not sure what it's called. 70% of approx value - rehab costs?...Basically 45.5K minus rehab costs. Ouch.
Any advice is appreciated. Will supply more info if needed. Thanks!!!!