I have cash ready to go and its just sitting.

It would make terrible financial sense to buy a house and let it sit, not making income for first year.

There are of course the rules and regulations of getting a broker license, off the top of my head I do not recall but I believe it's 2+ years experience and/or a certain number of transactions under your belt.  

It is definitely true that you would have a smaller pool of renters looking to move in the winter, but people are always moving for various reasons and it doesn't mean you'll be forced to sit with it vacant.

I have $ sitting on the sidelines ready to go but no where to put it. 

Don't let them sit vacant.

It is 3,000sf including the finished basement and sits on about 1.25 acres.

Rent rate , NNN and how I am suppose to calculate them.Also, when I sit down to talk to agent/owner, what question should I be asking and keywords I should be looking for from them?

When I run the 50% rule with counting 10% for things like CapEx, repairs and maintenance, etc. and then subtract the mortgage payment I am sitting at about $100 a month.

You know all to well if a house in NYS sits vacant for say four years and falls behind in taxes you got a $30,000 tax lien.