This week, I have had two similar situations pop up.On two different occasions, I have made offers on off-market leads where the sellers had a sibling they needed to consult with.

GOOD QUESTION , I HAVE PONDERED THIS ON MANY OCCASIONS .

On occasion you can do better, but those get snapped up quickly.It's the early stages of buyer's market here, so I believe there is going more opportunities out there.You can get better CAP rates in other markets, but there is also a reason why for that, whether it's population growth (or lack of), economy, general desire to live there, etc.

I have had many occasions dealt with the homeowner directly on a listed house. 

@Shan Cao Unfortunately it's a rare occasion we would represent a SFR transaction...just not our game.

In the past, they have been late and on occasion are still late with rent payments. 

On rare occasion the buyer may pay the commission but it is possible.Best way to find a buyer's agent/broker is through referral.

If they can't afford the 3 months I have on occasions allowed them to make the sec dep in a few payments.I will also get additional sec dep when credit looks marginal, or there are pets.

On rare occasions, higher. 

We get those on occasion.