Of course a good agent can help you find your way to a bank or a lender, but you have to show initiative or be motivated to make those calls or gather the paper work necessary, to get pre approved.  

Initially, in this deal and according to MLS Seller buyer agency commission is split 50/50 (ok great)I submit my offer $9,500 below asking( including my commission in the purchase price to lower the purchase price and the seller counters with "I'm not paying any of the buyers expenses including commission.

If the rents are below market and then you can lease up the property further and initiate cost savings in other ways then you can create high cash flow.Some markets or asset classes have already surpassed pre-2007 levels.

My wife and I initially bought a single family home and lived in it for the 1st year of our marriage.

I feel for that high of an initial outflow, the profit margin isnt high enough for the risk.  

This could be my "newbie" showing (haven't done a deal yet, but analyzed what feels like a million), it seems to me that the numbers work initially.

Ok, now that you have taken your initial step, below are some quick links to get engaged.Since you expressed an interest in the three most popular niches, I added all of them for your review, as well as Podcast 042 that focuses on wholesaling.http://www.biggerpockets.com/renewsblog/2013/02/22/buying-rental-property/ (how to buy a rental property)http://www.biggerpockets.com/renewsblog/2014/01/07/flipping-houses/ (step by step guide to flips)https://www.biggerpockets.com/renewsblog/2015/01/31/ultimate-beginners-guide-real-estate-wholesaling-2/ (Ultimate beginners guide to wholesaling)https://www.biggerpockets.com/renewsblog/2013/10/31/wholesaling-podcast-mike-nelson/ (BP Podcast 042 - wholesaling) http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meetSetting up Keyword AlertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/inviteshttps://www.biggerpockets.com/forums/categorieshttps://www.udemy.com/biggerpockets-real-estate-investing-course/ (video with 64 lectures and approx 6hrs of material)https://www.biggerpockets.com/real-estate-investing (Ultimate beginner's guide to REI)REI can be very daunting, but, before you go searching for that 1st buy, please take a few minutes to bone up on the tips in link below.https://www.biggerpockets.com/renewsblog/2014/12/19/real-estate-investing-success-smart-tips/REI books suggested by BPershttps://www.biggerpockets.com/renewsblog/2015/11/13/7-real-estate-books-beginner-investors/ (7 absolute must read books for beginner REI)http://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

Complete a standard PSA, do the 'or assigns' and line-out and initial the part in the contract that says you can't assign.  

Our initial thoughts would be to invest in buy and hold, single family homes in the Kansas City Northland area.  

Initially I began my investing career looking into fix and flips, then shifted my attention to the Notes side of the business.