You should hire a seasoned real estate agent that understands the market.

a lot of investors transact off market, and so they just don't need an agent for that. 

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

No drinks or cookies :) but you can walk through talk to the agent etc.. very civilized .. this will create max bids at the sale no doubt when its that easy for buyers ..

. • The requesting person is the property owner or authorized agent of the property owner. • The real property that is being occupied includes a residential dwelling.• An unauthorized person or persons have unlawfully entered and remain or continue to reside on the property owner's property.• The real property was not open to members of the public at the time the unauthorized person or persons entered. • The property owner has directed the unauthorized person to leave the property. • The unauthorized person or persons are not current or former tenants pursuant to a written or oral rental agreement authorized by the property owner. • The unauthorized person or persons are not immediate family members of the property owner. • There is no pending litigation related to the real property between the property owner and any known unauthorized person. 

.* Our agents met and we learned that the lowest they'd go was $510 because of a HELOC* We offered $520K with $10K seller credit to be used for closing costs.

I spoke with the listing agent and we went back and forth with the owners who inherited the property.

Find a good agent that can connect you with contractors, lenders, Pm's and most importantly deal flow. 

I have taken my real estate agent course work and plan to take the exam and sign on with a low cost broker to handle my own transactions.

I recently earned my real estate agent license in California, and I'm just one exam away from becoming a licensed architect here as well.