If you don't feel you are getting the service you desire (and in your case it doesn't), part ways and find another agent - there are a lot of lazy ones out there with excuses at the ready.

If it were me, I'd wait until the tail end of of a recession to buy in vacation rental area IF that's something you desire to own.

Andy, I am a representative of Tenant Watch (since smart move was allowed to make mention of their representative) and I would suggest you find a company who will work with you around deciding the types of tools and or services you need, want and desire.  

My desired loan is 80k on a 110k valuation.

That said, what is a reasonable cap rate for a small multi (6 units) in a very desirable location?  

Elementary schools aren't bad at all, in fact it can be desirable.

I am talking to a seller that owns a very large warehouse (42,000 sq ft) in a desired area in downtown Kansas City.

To buy a house - a. if a desirable/investment property is found/located, Is it necessary to have an RE agent representing a buyer?

For example, in the Pacific Northwest region (from Portland OR North to Vancouver BC) we see cap rates continuing to decline as the desire to live here is only increasing.  

You're buying properties that are currently undesirable, and making them desirable.