If you aren't sure who to choose from, ask each of them for a meeting/consultation to break down your goals, the market, and the acquisition process.Once you've selected one, have them draft the offer for you and take it from there.The best agents are responsive, knowledgeable on the local market, have a strong supporting team (i.e. lenders, title, inspectors, title, etc.), and know how to put together a deal.As @Michael K Gallagher mentioned, you'd want to clarify whether or not your agent is also representing the seller.

For me - the ability to keep a pet has been make or break for me as to whether I am going to rent a home or not.

At this point I am still thinking I can get 160-165k ARV and more so break even on expenses with the house.

And this helps make admin tasks more palatable.I have also started working with a virtual assistant to body-double me. 

In race car terms, what the FED is doing is they are easing off the breaks, as they are coming out of the corner.

Do you experience break-ins / theft?

Our renters are looking to break their lease 5 months early.

We run into a lot more break ins in our Cleveland properties than we do with our Lorain properties.

We are trying to put down 20%(50k) and yes you are right, with the current interest rates it would be either break even or Negative cash flow.

When a tenant wants to break the lease, we charge them a lease break fee.