Well, one day I woke up. I realized that Real Estate Agents are not only a fact of life, but they're best way to achieve investment success simply because of their knowledge and important place in the real estate community.

My basic ironclad requirement for investment success is to work with Real Estate Agents who know what they're doing. Otherwise, you're wasting your time as an investor (not to mention that of the buyers and sellers).

Below, I give you seven guidelines for choosing the best Real Estate Agents to work with in any investment situation:

Guideline #1: Choose a Full-Time Professional Real Estate Agent Avoid part-time real estate agents out there wanting commissions. Most are either mediocrities or amateurs who check in when the market is hot and check out when it slows. A good way to weed these individuals out is by asking for their experience, qualifications, sales, etc. Then, go with the real estate agents who have a demonstrated record of excellence over time.

Guideline #2: Choose Specialists In an ideal world, you want a Real Estate Agent who specializes in your particular area of investment. So, if you specialize in, say, the single-family home market, seek out an agent who has a lot of experience and expertise in that area. Do the same for any market--multi-unit, commercial, retail, and/or the industrial sectors. By the way, don't just accept a Real Estate Agent's word that they're an expert in a particular market. Ask for proof in terms of sales within your target market!

Guideline #3: Verify Real Estate Agent Credentials You can check with your state online database and other sources to make sure the agent is fully licensed and has no citations, disciplinary actions, etc. on his or her record. If a Real Estate Agent has ethics problems, you definitely don't want them staining your reputation, even if it's only by association.

Guideline #4: Ask For and Check Those References The gold standard in terms of proof of success can be found in satisfied customers. So, ask real estate agents for references from customers within your target market and geographical area. Then, contact those references to get a clear picture of a real estate agent's reputation and business practices. Naturally, you'll want to develop a relationship with real estate agents with good to excellent reputations for honesty and fair dealing. It'll make the entire investment process a much smoother and more profitable one for you since you'll be dealing with satisfied customers, not angry ones.

Guideline #5: Look For Good Communication Skills Straight-forward and clear communication is the key to success in any investment deal. Look for real estate agents who listen well to you (and everyone else) and who keep you informed and up-to-date on every transaction. Also, remember that clear communication is your responsibility as well. Make sure the real estate agents you choose clearly understand what your investment goals are so they don't waste time bringing properties to you that have nothing to do with those goals.

Guideline #6: Look For Real Estate Agents with Strong People and Negotiating Skills A real estate agent can have all the experience in the world, but if he or she doesn't relate well to people, they're no help to your investment deals; they're a hindrance! Make it a point to seek out agents who are great at making everyone happy while moving people toward a deal with sound negotiating skills. To find out about a real estate agent's negotiating skills, ask former clients about how effectively the agent conducted bargaining sessions.

Guideline #7: Remember Your Responsibilities Once you find a great real estate agent, do your part to keep him or her on your team. Bring him or her good deals, not "ghost" deals that never materialize. After all, your reputation is on the line too, and you want it be a good one since it can help you build a long-term investing career. A real estate agent who considers you a reliable and honest investor will bring you deals that never show up on the MLS listings or in the newspapers!

Key Point: Find the best real estate agents for your area of investment and cultivate great relationships with them. You'll both profit!