@mozar I agree with
@Archipelago,
An investor friendly agent is key (and perhaps one that is a property manager too). An agent can help you find the deals that are not on MLS, or not there yet. They can also help you navigate the world of short sales and foreclosures. A key service they provide is the ability to do a market survey based upon it being an investment property and not a owner-occupant property. They can really lead you in the right direction and help you know what similar properties went for.
Also, if you have never analyzed a property before, they can help you analyze it for the costs of property management, taxes, insurance, CAPEX, repairs and maintenance, vacancies, etc.
Yes, they do get a fee, but they earn it. Also, 3% of a 30, 50, 80, or even 100K property is not that much.
Still further, they can likely recommend good property managers, handymen, electricians, and plumbers (if you need them).
Good Luck to you.