You don't get things worth having without discomfort- so, if you don't have stacks of cash sitting around, I'd suggest you revisit the idea of house hacking, least expensive, least risky, more immediate impact on your finances. 

Anecdotally in my market when a Seller offers little to no buyer's agent commission, the home sits and sells for less. 

Market Supply is tracking very similar to the Listing Inventory, indicating buyer’s are still active in the market and aren’t sitting on the sidelines.

If you can't make the agent understand the offer what makes you think you can get the seller to "get it" with the agent sitting there shaking their head?

Then you can sit out there in the summer with some Lemonade listing to a Tigers game without worrying about the mosquitoes.Good Luck!

Housing Inventory is RisingUnsold inventory sits at a 3.2-month supply, up from 2.9 months in February and 2.7 months in March 2023, or 1.1M available homes.

Will I benefit, yep - absolutely not because I am sitting on piles of money ready to buy these properties at half price. 

I just couldn't sit idly by and watch someone try to manage getting a contract negotiated, signed, and moved through to closing when it was obvious they weren't sure what they were doing most of the time.Instead we offer a 1% full service listing (it's flat fee in that we don't tack on anything else - no technology fees, no transaction coordination fees, no marketing fees, etc) - we're just 100% virtual.

@George Baal HELOC allows you to use the equity in your home instead of it sitting there doing nothing.

Hello,I know two retired families in my group, sitting on $3M+ real estate, free & clear.