A good agent will know within hours about the home and by the end of the day there will be competing offers. Be ready to move on it because you aren't the first one to want 20% equity and no work.
Finding the RIGHT agent should be your #1 priority. 'Right' being the key word.
Good luck on your first one.
If you buy the properties in your own name, using your credit, each purchase is going to "ding" your credit score. Not hugely, but enough to lower it some. Also, using conventional lenders, you're likely to max out your purchases at 3 or 4.
I'm not a lawyer or accountant, so this isn't legal or financial advice, but: For legal and asset protection you may want to consider establishing an LLC for each property. You can buy the property in your own name (lenders generally won't lend to LLCs), then transfer ownership to the LLC. Some investors use one LLC for all their properties, but--and check with a lawyer on this--some consider this risky since, if the LLC is breached, then all your properties are at risk. Another technique that can also protect you is to move the properties into land trusts.
You're smart to want to work with agents experienced in investment property. Take your time when interviewing them. Make sure they really understand what investment properties are, and the exit strategies involved. (I'm a Realtor and, not to bad mouth anyone else, but 99% of agents, if asked, will say that they know and can help with investment properties and strategies. I'd say, realistically, 5%-10% really know and understand real estate investing of the type you're talking about.)
It will also depend on what your definition of "minimal rehab" means to you. Paint and carpet?? may be appliances? fixtures?
Are you looking to build a rental portfolio or looking to flip?.
I'll be happy to discuss this with you as well as other areas that may do better.
Hope this helps