I have bought a house in the city of Philadelphia July 2016, the recording happened on that time and it has been a year so far , I was selling the property but the buyer insisted on using certain title company which made all things complicated and asked about the notices were sent by the sheriff's office to the old owner, which I never had or received or even sent to me that the Sherrif's send a notice to the old owner.Philadelphia county law said if it is a vacant property the redemption period is nothing ( this property was vacant for 10 years) if the property was occupied it is 9 months from the sale ( usually becomes a year with the recording time ), which already also elapsed, the title company who was closing the deal refused closing and asked me to do A quiet title action or lawsuit , so the old owner or his hires won't have any rights or legally won't have any rights in the property, then I was about to file that but the City officials who are responsible for the court process advised me that this case will be complicated because I will have to find that old owner who does not have any rights legally now already and service him the court case or his hires if he is dead.I am seeking your advice on the matter, and if you know any title company that is aware of the right laws and will to close for me this deal with any buyer please help me Ehab T.

Do you, as the agent, get the investor to sign a buyers agency agreement to ensure a commission or do you get some type of referral fee to allow the investor to close the deal faster?

As a wholesaler trying to score a deal in this type of market, I would strongly suggest that you do your due diligence and make sure you have a buyer who actually wants what you are assigning. 

Is there a point at which the listed price, simply means it is only a potential deal for a cash buyer?

The buyer's agents work their asses off, running buyers around to look at dozens of homes, put in offers that may or may not get accepted, and so on.

Even had a recent deal where the wholesaler received more money in the deal and the buyer was still ecstatic with the deal they were getting too.

I just got an offer from an USDA buyer and debating to a accept.

Absolutely you can bring in professional help from a licensed contractor who can locate the problems and estimate repair costs and a timeframe of how long it will take.If you are working with a professional buyers agent,they should know a minimum of 3 excellent contractors who will give you a free estimate.

Due to the sheer amount of investment opportunity, there is underground murmurs that in years to come, Westwood could become the next "hot spot" for young, hipster buyers.  

At some point the property is simply a liability since it no longer is producing any money due to the value of the equity.Cash buyers or those that believe in paying off a mortgage, except in properties worth less than 50K, make next to no true positive cash flow from their investment property itself since the equity is generating all the income.