Below are some quick links to get engaged on this site. http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meetSetting up Keyword AlertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/invitesREI books suggested by BPershttp://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

I'm looking at a property in Delray Beach FL (I'll post below trying to run numbers for my first time).

Please let me know if these numbers make sense as a good deal:Purchase Price:  $155kExpenses:Taxes:  3,439Insurance:  900Maintenance:  1,200Vacancy:  1,038Total Yearly Expenses:  $6,577Total Monthly:  $548Financing:$155k, 30 yrs, 5% = $832/monthExpenses + Debt = $1,380/monthIncome:  Property comes with tenants paying $1,500/monthCashFlow:  $120/monthNOI (without debt):  18,000 - 6,577 = $11,423Cap Rate:  11,423/155,000 = 7.37%  In this particular town, 7+% is very hard to come byI also believe the current rent is below market, and has potential to raise to 1550 or more.  

Your time here will be well spent.Since you expressed an interest in rentals, I added three links below for your review.https://www.biggerpockets.com/renewsblog/2015/03/27/financing-options-rental-property-guide/ (financing options for rentals)http://www.biggerpockets.com/renewsblog/2013/01/04/how-to-rent-your-house/ (house rental guide)http://www.biggerpockets.com/renewsblog/2013/02/22/buying-rental-property/ (how to buy a rental property)Now that you have made the move, below are some links that will help with the navigation of the site. http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meetSetting up Keyword AlertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/inviteshttps://www.udemy.com/biggerpockets-real-estate-investing-course/ (video with 64 lectures and approx 6hrs of material)https://www.biggerpockets.com/real-estate-investing (Ultimate beginner's guide to REI)Before your 1st purchase, please ensure you visit the below link for some tips.https://www.biggerpockets.com/renewsblog/2014/12/19/real-estate-investing-success-smart-tips/REI books suggested by BPershttps://www.biggerpockets.com/renewsblog/2015/11/13/7-real-estate-books-beginner-investors/ (7 absolute must read books for beginner REIs)http://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

Fees are more typically a bit below 2.0% and at times when needed are a reasonable cost of doing business. 

Maybe it will be a unit by unit thing or just instate a rule for myself that if rents are below $600, then bill them directly.

You normally buy the house below market value - the house is worth more but most companies will only loan up to the purchase price. 2.

Initially, in this deal and according to MLS Seller buyer agency commission is split 50/50 (ok great)I submit my offer $9,500 below asking( including my commission in the purchase price to lower the purchase price and the seller counters with "I'm not paying any of the buyers expenses including commission.

Were the rents below market when you were looking it?

We bought it about $20k below market value at $135k.