Rule #5 - Estate Agents...Watch Them!
There are good Estate Agents, and bad Estate Agents, but they are all paid by a vendor to sell you a property, not paid by you to help you buy
They may not be as 'on your side' as they seem!
Don’t get pressured into buying a property until you have a good feel for the market – if you miss out on a good deal, another will appear sooner or later
When you're viewing a horrible property and the agent is saying it’s "fine as a rental" they're simply demonstrating they don't know much about lettings (see Rule #4!)
Finally, they'll more than likely have a good enough understanding of what rent is required to give you a decent return on your investment - take any Estate Agents recommendations on achievable rent with a pinch of salt...or seek independent, impartial advice