So, I had to put in a transmittal letter reminding her of her duties to make sure the sellers got the offer.

Insurance has the duty to defend and indemnify you.

Their agent would be violating their duty if they got 1 cent less then they could.Having said that, as the Buyer, I have to; Know what I am getting (use the correct numbers / reasonable assumptions)Understand the local market (local comparisons; what are similar properties trading for)Be satisfied with the risk return calculus (what is the current return and what may happen down the road)

For your investment, it is vital to have a great property management team to work with as well.  

Listing agents have fiduciary duties to the seller and work for them.

I learned from my past experiences that I am too accommodating when it comes to landlord duties.  

Financial Advisors have a fiduciary duty, currently, to place investors into appropriate risk funds.

-Which one is more vital to REI.2.)

Ask for current short sales.Driving for Dollars (vital to understand neighborhoods)Local REI meetingsLocal City/Town clerks' office (great for finding places with overdue taxes)

You don’t have to have a great score to get a FHA type loan, but good credit is vital going forward for everything that you need to do.