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They should know rental rates in your target area, and have access to recent comparable sales to help you have a better idea of the price per acre for the type of land you are looking for.

I decided to hold the property, REFI, and wait for the loan value to hit a targeted number.

If you're starting out, I'd connect with other investors in the market you target and get some insights on where they're investing and what has been working for them.

@Robert LemleyThis is a great question that I have seen posted all over BP and social media before.

Meet up and learn.And, then you'll be ready to engage an investor-focused realtor who can help you target the right properties at the right valuation. 

It depends where you are but $20k is a good target in an inexpensive market.

Long story short, I met a mentor who is now helping me structure my deals and in these past 6 months, I have managed to acquire 6 properties.... most of which are on target to reaching our cash flow limit of at LEAST $800 per property.

My personal experience is the more social the name (meet and greet, any name with brew in the name, etc.) the more inexperienced the attendees.  

Lake Stevens/Marysville is a little bit out of his target radius.