When you find motivated sellers you will still need to negotiate a price that allows you to some chance to make a little money.Having a good buyers list and know what your buyers are willing to pay is important.

My question is, is there a better chance of talking the seller down if I don't have a buyers agent?

Referrals are the life blood of agents and if an agent is referred chances are they got the referral based on experience and expertise.When I first started investing in real estate and prior to being a Real Estate agent a method I used was to 'test' them.

The point being, why set yourself up for a bad relationship with the landlord.I guess I've also been lucky to have had the chance to sit on both sides of the fence, having been a tenant and now a property manager.

Un-improved, Agriculture, commercial, Industrial?

Also can anyone provide any advise on what to do; should I take a chance on this opportunity?

Do you by chance have the link to that ?

Instead of making rational decisions, they wait things out hoping life will improve.

If you don't "buy right" - you're cash flow will be so near break even on paper, that there is a FANTASTIC chance that you'll be in the red.

Don't assume that your local retail home improvement store is the place to go for all of your needs- remember, every dollar spent in excess is a dollar lost.Make sure that your figures work out, and give yourself some financial room for the unexpected expenses that almost always come up when dealing with rehabs.Establish a good business relationship with wholesalers in your area.