Consider this before you cover/encapsulate material that you may need to disclose to a potential buyer. 

I would like to use it as a way to gain capital, familiarize myself with the area and build my buyer/seller list through networking. 

I think what you are looking for is someone trained in the ways of real estate investing - an agent that will:Introduce you to FSBO's - Expired Listings and other real estate opportunitiesWill be your fiduciary representativeWill make offers for you on suitable real estateWho understands creative financing; delayed settlement, seller assisted financing, assignment, wholesaling, REO, tenant selection, soft money mortgages, tax salesWho will be responsive to your financial goals and a person of integrity and trustHelp with direct mail and street marketing to locate transactionsHousing and rent court marketingAbsolute aware of financial and contract clauses as well as contract engineeringCan assist in - delayed settlement - automatic extension, performance mortgages, subordination, principal mortgages, options and joint venturesAware of bidding on REO, forclosures, tax sales and public auctionsUp to speed on commercial real estate, lots and land as well as businesses with real estateHow should you treat this wonderful person (if you can find one) -They should have a commitment from in the form of a Fiduciary Buyers Brokers AgreementYour agreement to pay them a commission on any non-listed deals they bring youA bonus agreement for great deals that you closeA gas budget - or a cash payment for gas Kind words and respectTo be sincere and active with the agentRespect from youFirst class training on how to represent youSometimes an equity interest in the great deals the agent has initiatedListings when you are ready to sellYour cooperation - all your financials, tax returns and other information that will help your agent close dealsA few free lunches ----Good luck --- Charles

They would help us find a good property, evaluate it's potential, oversee the renovation, and find a buyer for the property. 

If we put together a deal for a seller and buyer, that is through my brokerage even if it's off-market as I can't get a commission or payment if it does not go through the brokerage.

Agree with Jeff GreenbergIn Texas, the buyers can seek legal actions against the seller in such circumstances but you will need an attorney to represent you. 

Does anyone have any knowledge about buying property in Collinsville, IL? How's the market? How much does rent usually go for? Do a lot of people buy in the area? Thank you in advance to whoever responds!!James

I know a lot of buyers, who never rent their house out, so, they have no idea, what is it's typical rent.

You will be coPete g with most every other  buyer with that type of criteria.

I had a house that I terminated the contract on due to the inspection and now the new buyers want a copy of my report.