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.

He will probably be looking to buy closer to Dec and is probably a pretty mid range buyer, so if you only deal in luxury, please do not reply.

I've done a 1031 exchange myself (and am helping another buyer with one right now as well), so I know the ins and outs of them and that time is of the essence.

Also the lack or higher risk factors will be noticed more and you will loose some buyers with higher wind risk.