In many communities, representatives of the “Welcome Wagon” would take note of a person’s home, furnishings and character, among other factors.

You would be wise to find a decent agent who will broker the transaction for a reduced fee and represent you both, and split the cost.You're doing a real estate transaction in the most litigious and law-choked state of the union.

So, in a hot market the seller will look first for a cash buyer with no financing contingency, second for a buyer with approved financing from a conventional lender, third from a buyer who has been qualified by a mortgage broker, and last, i at all from a buyer with a POF from a hard money lender.Of course not all sellers, or the brokers representing them are sophisticated, so if you make enough offers you WILL get some sellers that accept you POF letter.Just to show you how meaningless these POF letters from hard money lenders really are, about 8 years ago a number of lenders published a generic POF on their websites, and told potential borrowers to download the letters, fill in the blanks, and they had an instant proof of funds.  

I've been so up in the air with reading all the pros and cons, I especially worry about people saying to beware since agents can be open to lawsuits when buying investment and representing themselves. 

I feel I have represented us very well so far :)Forgive me for the basic question but when your are 'running the numbers' - what are you looking for?

Looking in G'ville and Jax.I would think that all Realtors are good. they have a licencethey have been trained in the ways of representing others for a feethey have to go to continuing education coursesthey are regulated by the statemost are bonded and have error and omission insurancethey are members of the local MLSmembers of Boards of Realtorsthey are motivated to earn income from listing and selling real estatemost are not real estate investorsmost are sincere and anxious and ready to earn a commissionLicencee are trained to represent others for a commission and to protect the public from fraud. 

Agree with Jeff GreenbergIn Texas, the buyers can seek legal actions against the seller in such circumstances but you will need an attorney to represent you. 

She is coming it to me because she was not represented by an agent when selling her house and is now in a bind.

I represent a client with a variety of properties under management. 

This agreement shall be a covenant running with the land and be binding upon the parties hereto, their heirs, personal representatives, grantees, assigns and successors in interest."