Are you sure the commission fee is a total of 8.8%?

And, buyers that call on FSBOs also look for a discount because they know the seller isn't paying a commission.

I am using a buyers agent and I have a feeling the selling agents are ignoring the offers to bump their commission.

The problem is some brokers and agents are on TEAMS and have splits with the brokerages and splits with the team.So on commercial instead of making 100,000 with commission on a sale they get 10,000 after splits.

I called the branch mgr I knew of the financing bank- a courtesy call letting him know that $120 (my cost in mortgage interest for extending 5-6 days) was about to come out of the buyer's agent's commission.

Paid for repairs on all out of my reserves and commission from other sales.  

He had to be earning commission for at least 2 years minimum for his income to be considered for the loan application.

If you want to get your license in Texas then you should start with the Texas Real Estate Commission.  

"We are cash buyers, want to send over a contract, POF, and use you so you can have both sides of the commission". 

Here in Texas, the Texas Real Estate Commission (TREC) has a standard residential contract for use on anything up to and including a 4-plex.