What qualities do you look for in a real estate agent when seeking to partner or work with them?

Check out the NARPM website: https://www.narpm.org/Happy to help you navigate through the NARPM website if needed.

Another pitfall is under improving properties in low income areas believing that since its a depressed area in terms of income the people will not have high standards. 

I do think southern NH/seacoast are great markets to invest in with potential for cashflow and high appreciation along with very low vacancy.

Assuming this is a true full NNN deal with good, quality tenants and you can finance your commissions and TI into your loan, you are earning a 10.8% cash on cash yield, using the limited numbers you provided.

City council says the bill would not be considered until after the council meeting this month.Rochester’s Housing Quality Task Force expands focus to homeownersIn order to evict a tenant or deny a renewal, landlords would have to prove the tenant did not pay rent and that it did not result from an unreasonable increase in rent, the tenant violated an obligation of the lease, is being a nuisance or doing illegal activity, or unreasonably refusing to give a landlord access, among others.

If they won't provide you that, just assume very high on everything and lower your buying price.

Keep cash on hand and don't put yourself in a position where if your tenant needs a new roof or AC unit right now that you'll have to put it on a high interest credit card.Second, I realize that everybody's experiences are different and so is everybody's unique skill set. 

I've started 3 LLCs from my desktop computer on NYS's website.

Are their listings detailed with good-quality photos?