I let them know that I am looking to increase my buyer's list and wanted to know what type of properties they purchase.

I would suspect the note buyers would have a required rate of return for this approaching 18% or so.

I've worked with several local builders on behalf of buyer/clients.  

I'm wrapping up my first flip in Rockland in a couple of weeks and we have been relatively glitch-free - except that we just learned that the carpet color the buyers want is special order and can't be delivered in timeIf that's the biggest glitch, I'll be pretty darn happy.

However, an buyers agent does help when negotiating and does save you a lot of time when you are doing multiple projects a month. 

Ideally, I'm going to wait until it's more of a buyers market to try to find better deals, but for now $200/month is my trigger to go look at the property.

If sub 10 years and you want to sell the cap rate starts rising because buyer cannot get good loan terms from lender and must buy cash or put a lot down with a short amortization schedule.6 cap for franchisee is not good.

I've been investing for 9 or so years and I will always check with my realtor about every 6 months to see if any new lending has popped up that she's aware of.I know for a fact that a couple of investors in my area are now using my lender strictly based off referrals from a previous seller realtor that saw how I was closing my deal with their buyer.

I keep telling her that I can close in 7 to 14 days from date of acceptance since I have cash buyers. please what can I say or do to clear this up?

You could sell it to the buyer...most sellers usually do around 15% down for owner financing in the Houston area.