@Lance Thibault
Agents would not make money if we sat around skimming the MLS looking for properties any number of clients would like. The depth of the buyer consultation with your agent will help prevent being sent properties that don't really match what your looking for.
I won't beat a dead horse here as many great points have been raised. What i will add is that you will end up with an agent representing you UNLESS you buy a for sale by owner. Therefore, you may as well enlist a buyer agent to help cover your ***.
A bigger reason to always use an agent is that you have them or their broker as a liable party to making sure things are done correctly...an extra layer of protection that is free since on-market properties compensate from the seller.
If your agent requires a buyer rep agreement AND YOU LIKE & TRUST the agent, go ahead and sign it BUT make sure there is a simple cancellation clause if you decide you aren't a good fit anymore. (Some states mandate buyer agency agreements)
I'm on my phone and not desktop so it's a short response but there are a lot of reasons an agent will protect you...if your in a multiple offer situation and you DONT have an agent, that's a negative because you have no professional guiding you through the transaction. I would pick FHA loan with agent over cash without an agent...
