A seller is going to minimize expenses, exaggerate rents.... you need to do your own market analysis to find what rent is.... go on Craigslist or whatever is used in your area.... find 20 of the closest comps, and then figure that your subject property is below average.... don't forget to take into consideration the condition, the type of building, pets/no pets, location, length of lease... etc... this is something that will come easier with more experience, but I wouldn't take an 'average rent' from a website because there are too many factors.  

A private person can make an offer w/o the aid of an agent. 

We have done very well by turning lemons into lemon aid and looking at every opportunity.

I would stick to the group closest to where you plan on investing.

Winter came and when they finally got around plowing, they plowed the snow right up to the side of the house, which aided in the constant flooding of the basement.

Private Lenders who are closest to me are my best bet at this time.

List projects or achievements that may aid in your new venture.Then pick a small project that you need funding for an show the projections.

You tell him the closest Western Union to you because he'll need that info.

Try contacting a local housing authority, or see if there is a free legal aid service in the area and talk to them, they should be able to help you.  

Surveying is expensive and it should be but an investment in a house is expense, you want to be certain there aren't any encroachments, setback line issues, easement issues and they can also aid in bringing to light title issues.