Even if you think they will say no, get in the habit of askinganalyze deals constantly, and then send the good ones to people who might help you outYou need to be prodding this problem from all the angles you can, and do it persistently.

I also recommend joining a team, because they have structure and teach you habits that it take to be successful.

And yes, your spending habits and what you do or do not do with your money is absolutely related to investing.

Since you are new to your area/market, I believe it's vital that you find a RE agent that already knows the market you want to invest in.  

Hang out with winners is a big one at any age .You pick up their  good habits I think  the fist poster Brandon covered the rest well.

I'm rambling (bad habit) but until you own the property it's not quite so easy to get the full benefit of rent increases.

@Chris Igard Property must be habitable at time of closing.

They are acting as an agent without the laws, ethics requirements, education, and insurance that are vital IMO.

That's AFTER your plans are approved. i would strongly caution you against adding a habitable living space without pulling the proper permits.

I believe the most important thing is the property management they have in place In house property management is a vital piece to the puzzle, especially an out of state investment!