"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. 

You can look at properties on your schedule and negotiate your own deals not to mention have the commission split go to you.  

The seller pays the agent's commission, so it costs you nothing to make full use of your agent's expertise. 

I met with a hispanic realtor yesterday who is hooked up with the hispanic community and would find a buyer on a contract for deed for a 3.5% commission.

She wouldn't have to worry about paying a Realtors commission and she could negotiate that the buyer pay all closing costs.

I feel as if I should be paying YOU a commission also Robert for your smashing ideas.

Finding a realtor to work with and they have to split commissions with the person who has the listing rarely works out unless your only doing 1 or 2 deals a year.If your doing volume you need to work direct.Location is a no brainer.Rental appeal - not sure I agree - I have bought homes with 0 appeal - rental or otherwise but they have turned out to be cash cows - if you have good crews and the budget to put in rental appeal that can work too.Zoning - well considering I have been doing this for 10 years and have never once considered zoning I would say it isn't in my top 4 - but lots of interesting thoughts here by other posters.Good stuff!

That is, commissions, closing costs and concessions will amount to about 11% of the selling price.

Seriously, what you propose would not fly in my state and probably others as well, unless you registered yourself with the state utilities commission.