For that reason I wouls suggest Probates.

I am considering doing this deal with no agents on either side to save money (savings the seller would pass on to me) - my buyers agent actually suggested that when I explained the situation to her and that I really only needed basic transactional help. 

He may have suggestions that are more applicable to your situation.  

Spoke with a broker friend and he suggested I leverage my VA rate of 2.375% by offering seller financing or rent to own.

My only suggestion is that you research the transfer tax in those areas.

There is actually a simple answer to why they claim to manage over 9,000 homes.

My goal is simple: once we secure a deal, I buy directly from the seller with cash, and you earn a fee.Are these kinds of arrangements common?

This is not a simple question.

Notice I didn’t suggest that max retail value is the standard. 

I have had several friends suggest that it would be wiser to start off with rentals within driving distance of where I live.