I have had a very difficult time getting an agent that picks up the phone and that has any relevant data for me.

Even if it can only be done in a simple way.

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bpThe second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

It would be best to talk to a lawyer if you want to be safe, but there are simple forms like this on Google that are just one or two pages

There are a lot more layers do you research but it can be a way to pick up some properties slightly below market value. 

value add depends on how you can raise rents... could just be as simple as raising to market rates.

These simple things along with the increase in the market helped us to sell at $188,000 in 2017. 

@Shawn Swisher  real estate license laws read exactly the same in each state the gurus have pounded into peoples head that the simple fact that they are in contract on a real property that constitutes equitable interest and therefor that allows them to act as brokers legally.. which of course simply not true.some states go after unlicensed activities others could careless.. just depends on where your at and if someone files a complaint against some one.. its almost always complaint driven. ( IE enforcement actions)

Did you design and pick out all fixtures/finishes/cabinets/tile work?

I would pick up some cash and use the proceeds to buy another property.