Every private lender is different so you'll have to negotiate on a case by case basis. 

Hi all, interested to hear your thoughts on a property I am in final negotiations with:4-unit residential in New Jersey. 

They have effectively told you, by hiring the listing agent, that they do not want to be directly involved in negotiations and it won't go over well if you try to contact the seller.

I don't have any work experience in Real Estate but I have 6 years of Cake Decorating experience, so if I need to I will offer a cake in my negotiations :)  I am a new investor with big dreams to make real estate investing my full time career, I am stay home mom of a two year old boy and a undergraduate part-time student.

After this you can gather details like why they are moving, when they want to move or if it is vacant but the next step is to negotiate the terms if they said yes.

When starting out closing costs can be fairly high until you leverage volume and negotiate investor rates with a title company.  

Companies that claim they will negotiate on your behalf to lower your debt are the worst to use as it gives the impression you were unable to manage your own credit.  

Honestly negotiations are always ongoing.

Another few days went by of negotiating and she had accepted and signed the contract.

You definitely have to watch out for IRS Liens, which are not wiped away (although they can be negotiated), unpaid taxes (going multiple years back), and also HOA Liens and other unrecorded liens.