I am not the only one of this opinion - I am the only one willing to say it :)Now - when someone is new and lacking in experience and/or track record, it is ever more important to compensate with being well-spoken.  

Adverse possession tactics are one of those things gurus try to sell to inexperience investors.

Actually, there are a few reasons... most of which deal with my inexperience.

Please forgive my inexperience if I am in the wrong place.I am going to need to move in 6-7 months and I want to buy - not rent.

Depending on the sophistication of the seller, they may be able to use your inexperience and lack of knowledge to their advantage.There is no advantage avoiding a good Buyers Agent that is looking out for your best interests.

To get the great deals you probably have to look beyond the MLS, but many markets have good deals in the MLS.Also partnering with a more experienced investor may be another option to get past concerns about your inexperience.

Actually I didn't have any issues finding people, my small kinks came in after they moved in, but honestly it was mostly due to my inexperience in one way or another.

That being said, we have quite a long email string going, and despite my inexperience with this I don't want her to think I'm not taking this very seriously or acting too casual or unprofessional.The fiduciary's assistant told me they thought the property's value was close to the 2013 tax value of $137,000 (for 2014 it increased to $150,700).  

The extra money down has to do with safety as a newbie, a recognition and protection against their own inexperience, and nothing to do with cash flow.

As I grew in experience I always had my own agent and made certain I had a good one, with plenty of experience.