Being a commissioned sales person myself, I understand there is a certain amount of time that you must invest in someone to build the relationship before you can really claim them as a client and claim ownership of that person amongst my peers at my store.

It is really all about your personal preference and strategy.  

I personally am a licensed agent and have been for 6 years.

The owner has paid so far $70,000 on his mortgage(bought the property for $105,000) but due to personal reason he hasn't been able to make last few months mortgages, in total he is $5,000 behind.

If your not thinking the rental route, I have to say I personally received an excellent education buying and flipping my first property, did 80% of the work myself, watching youtube videos to learn how to tile along the way, etc.

A real estate agent is the best person to help you with this because they have real data on sold properties.Once you know the market (including market rents) and the property looks like a good value, get it under contract.  

Write it up as a personal letter.When you do all that, then contact a local RE Agent to give you a list of all the houses in that neighborhood that have sold in the last 5 years with all cash.

The owner has paid so far $70,000 on his mortgage(bought the property for $105,000) but due to personal reason he hasn't been able to make last few months mortgages, in total he is $5,000 behind.

But to  haul the carpet away I hired a person by word of mouth and this person dumped the carpet in an empty lot.

I think all you need is a title company to close your transactions - no don't need an account at this time - most title companies have lawyers to close your transactions -You should make sure that you buy real estate at a giant discount - Understand the management process - learn how to be a good landlord - a tenant is a customer - the tenant is the person who will pay for your mortgage - treat them well.Find discounted real estate from landlords who find themselves in rent court -Start to deal directly with owners - I don't think you should depend on agents selling retail properties - you need to go under-ground for great deals -Tax salesPublic AuctionsRun print ads and radio commercialsInternet - 5 weeks ago I created an internet site - I have received over 200 leads - have 70 offers out there and 15 ratified contracts - learn those systems and you will do well.Expired listings - go knock on some of those doors - an expired listing is  FAILURE of property to sell - I am sure the sellers are not happy - go find them and solve their problems.Direct mail to commercial properties owners - commercial buildings can be  great profit center - when you advertise for real estate - signs - internet or mailings always advertise - WANTED REAL ESTATE - houses - commercial and non-conforming properties - all cash -as is - no commission.