I am especially interested in mixed use property in downtown/historical communities. 

Real estate is a relationship business.

One of the toughest things to deal with, and made even harder since it's clear you have some sort of relationship with this person.We've learned the hard way (as it appears you have as well), that being nice to the tenant and allowing them to fall behind on rent usually bites you in the end. 

A good place to start with your agent,  would be how your two's relationship fits in to the banks arms length agreement you will be required to sign at closing.  

We want to be fair and also bring value to the deals, and be able to form long term relationships with flippers and investors.  

I find that Firstbank, although a solid bank - I have a banking relationship there, is a tad conservative. 

It's a relationship that you are building with them.

Its good to start and build up some capital but if you are going to be doing this full time you will want to develop relationships with contractors/electricians/plumbers.I usually do the big stuff my self electric/plumbing/hvac and leave the labor intensive stuff to others carpentry/drywall.  

Take them to lunch or dinner for their time and start a relationship. 

I am looking to forge relationships, make deals, and learn all that I can.