Real Estate agent hesitate to submit offer

[Luna D.]

Hi Everyone, 

I am new to real estate investing and is in process of looking for my first deal. I am also working with a real estate agent for more than a month now, and had sign agreement with them until November. I really like the agent because they show me a lot about the houses and point out stuff that may have miss that are crucial to tenant, and quite responsive to my messages. 

The only thing I don't like about them is they are quite hesitate to submit offer for me sometimes, because I tend to go lower too much on asking price. To my point of view it is the only way I can have good cashflow after the Vacancy rate, Repairs, and Capital expense. They don't account for that in their analyst for a deal. I have tried to bring up those expenses in a few of our conversation, and even though they are aware of those expense since they also investing themselves, they still don't include those in their analyst. 

So I would love some advice on what I should do on this situation. Should I continue to go with them, or should I try and keep communicate with him to include those expenses in the analyst? 

Also, Could anyone tell me that if real estate agents would be annoyed if we send them too many properties (that we think would be a good deal) to analyze? and do they prefer to find deals themselves and send it to us ? And is it also a seller market right now, despite the high interest rate and it is hard to try to go lower on the price? I feel like that is still the only way to have good cashflow...

Lastly, even though I do not really want to because I see they also work very hard for me. if I end up wanted to terminate the agreement with the agent before December, am I allow / or possibly do that, if so, how should I go about doing that? 

Thank you for your advice.