I'm a junior real estate agent and a junior investor. I'm licensed in the state of Colorado but would love to purchase a small rental in Tulsa, OK. Clearly, I cant represent myself in the transaction and intend to use...

This deal is too small for agency financing (Freddie/Fannie), so your best bet would be community banks (Quantum National Bank, American Commerce Bank, etc.) 

If you will be looking for agency debt then timing can be much more extended. 

Hi BP!! I'm a newbie, I have about 20k saved for my first investment property... I reside in the baton rouge, la ...just looking for a agent and also invest as well ..thanks in advance!!!

@Trevor FintonYou could speak to a mortgage broker or your local banks about a blanket loan but we have successfully acquired agency debt on a portfolio of 3 and 4 unit properties; but for agency debt, the loan needs to be $1M+.

I think the answer in that occasion was 25% of the receiving agent's commission.But that may have been the standard for agents within that company/umbrella (e.g., REMax, that might have been it but I don't recall).My guess is that the true answer is that, like commissions in general, there is no "standard" and it's whatever you can negotiate.I'd recommend asking your current broker or, if you don't have a great relationship with them, the broker you end up moving your license under.

Plus you will likely feel substantially more financially stable in a market that is growing jobs, reducing taxes and fighting rising crime with your ability to get tenants.I would say that your idea about staying in the 80's for age is a really good idea as they are less likely to have major issues and can just need cosmetic stuff to put them back in rental order.That being said out of area stuff is hard to learn on because of the distance.  

I've seen rates as low as 2.70% on commercial mortgages for agency debt to acquire multifamily properties. 

The access was really just more of finding out if it is allowed given that 1 in a thousand chance...i.e. one of the properties I am looking at for September still has a lock box for agents that my agent could theoretically access if we had permission, but as it is schedule for auction on the 1st, but I don't know whether I should be contacting the law firm or the lender to ask if it is vacant?

That sounds strange for agency loans.If you're OK with the price paid and think it's competitive, don't know if an appraisal would be much use besides keeping the bank happy.