For what it's worth, I think duplexes in Chattanooga represent a great starting point since it's still possible to buy them in stable areas in the 100 to 120k range and get rents at or above 1% of purchase price.

Not sure what $50k represents as a % of the overall purchase but I would take the whole amount as an option consideration.

And my Lovely wife was the listing agent and represented us on all the sales..

Not to get into too much detail, I had a transaction earlier this year where I represented the buy side, and that seller at the closing table had to write my buyer a check for $15k for not disclosing something that state law required them to. 

Many times, you are representing other people in what is likely the largest financial undertaking of their lives.

@Brielle Ford The question is, who are you representing?

I've discovered that:They only work with industrial and/or retail (and seem curious/surprised why I'm investigating apartments)They are the listing agents for properties in the area (it is a sellers market where I live).Being a first time investor, I'd like to have a trusted professional in my corner; using a listing agent (at least to me) represents a conflict of interest.Should I be cold calling firms outside of my immediate locale, such as major cities nearby (or national)? 

And yeah, one or two experienced guys and, gasp, lawyers representing the banks, helped me out because they saw I wasn't playing around or wasting their time.You're here and you're asking questions.

Not someone to represent me, but some one to write a trust, someone to close a real estate transaction, create a contract, etc.

The builders rep works directly for the builder and should treat you fairly but don’t represent the buyer.