The listing agent represents the seller and will write the offer to the benefit of the seller whom she represents.

It represents the number of months it would take to sell all homes currently on the market at the current pace of sales.

If you are against this bill, let your local state representatives know.Bills like SB584 are why there are multiple posts questioning why one would choose CA.I will add a local reason. 

That way, you can get real feedback from other investors.Also, another way is to look for cash transactions or rehabs sold within 1/2 to 1 miles radius of the house you are wholesaling and see if you can find the realtor that represented those buyers as more likely those are investorsreach out to the realtor and see if their cash buyers will be interested in buying the propertyKeep in mind the realtor needs to be knowledgeable when working with investors, otherwise, they will give more more headaches than help

I would go back to them and ask them to take the time to explain what you've signed until you are satisfied with the agreement.The "exclusive" agreement means they will represent you on this purchase.

My question is: Do I keep the court date and try to get someone to represent me or should I just go ahead and cancel anyways since he has technically left?

With a household count of 250,000 to 300,000 in Memphis, that represents only 0.05% of the overall market (and maybe half of that when looking at single-family detached).To your other point, starting off with a 25% equity position is a decent position to be in with any market downturn. 

cap ex/maintenance is not a function of rent and I dislike that BP represents it as such.  

Sometimes buyers don't realize all the houses a buyer agent had to preview (in previous deals, and just agent walkthroughs) to get the neighborhood vibe and trend...numbers and data don't tell the whole truth.I hope that after a year or two of the new rules enough buyers (who got burned) will see that having someone experienced represent and protect their interests is a darned great idea. 

THEN FOLLOW RIGHT UP WITH- "I AM ALSO NOT REPRESENTED AND I WOULD LIKE FOR YOU TO DELIVER MY OFFER AS MY BUYERS AGENT- I WILL PAY YOU $2,000 FIXED AMOUNT AT CLOSING AS WELL AS HAVE YOU REPRESENT ME AS MY LISTING AGENT WHEN I RESELL" -  I AM AWAITING MY LENDER TO WIRE OVER THE FUNDS WITHIN THE WEEK SO I WILL BE ABLE TO CLOSE WITHIN 10 DAYS OR LESS- WILL PUT $100.00 DOWN EMD TODAY, WILL THAT SUFFICE?