As an aspiring out-of-state real estate investor located on Long Island, NY, I have been doing some in-depth market research to identify several healthy investor-friendly markets to begin exploring.

Hence why I researched rents where my rentals are.

Also, the TRB / ACRP (Airport Cooperative Research Program) has fantastic publications to assist people with airport related matters. 

I recommend you visit this site - https://www.hopb.co/nevada/ - and do a little research into what Nevada statutes say/define "reasonable" where fees like what you are being assessed are concerned.

Start doing your research and educating yourself about those markets.

So basically being all in at %70-75 (Acquisition + Rehab) costs and I'm having a hard time finding agents that will want to work with you.Essentially, I worked hard sending dozen's of emails to top rated agents (because I'm buying out of state), researched by stats, sales etc. in several markets recently and most of them when I go to put in my offers according to the formula's above, It often seems that the agents are not working with you or for you sorta speak.

ONLY if you have done research and know what great info sounds like.It was still a great read for me.

., but I might have to find a little extra time to do a little research on "For Sale by Owner" properties.Thank you! 

Sounds like you have a lot of great stuff going on.I would keep researching real estate as you're doing, graduate, get a good paying job (maybe in real estate, maybe not) and work on saving cash for your first deal. 

I have been learning and researching about real estate investing for the last 2-3 years and have identified that I would like to utilize owner occupied multifamily units as my entry way into real estate investing.