New Rental property question, invest or not or how to move forward?

[RANJAY SINGH]

Found a new small property 3BR/2.5BATH, seller asking for 65K, OK condition, for renting not much repair required except carpet cleaning, may be paint, may settle for 60K, I am yet to offer in writing something today, seller bought for 35k last year as short sale. Wondering  1. How do I find actual market value of the townhome?  2. How do I negotiate further down, since he paid only $35K. 3. Is it a good investment? It will fetch $1100/Month rent. 4. I do not have an agent, working with seller's agent, is it advisable to have a buyer's agent? 5. Anything else I should consider? I am trying to buy few rentals for long term cash flow.