Now how do I find cash buyers?

An offer is not worth presenting to an owner without backing of the buyer's ability to actually close the deal which basically means showing you have at least the initial deposit/downpayment in your bank. 

So far I planned to drop price again along with adding in home warranty and buyer agent bonus.

If you're a cash buyer, then a condo could be a good option.

Now granted, I plumb and wire to code and since it was faster and easier to do it myself, I chose to do the electrical and plumbing.If you have the energy to do 30 in a year, you would make far, far more money with less taxes buying Subject To and selling to tenant buyers who give you 10% down and do the repairs themselves.

I asked if they would be open to us using a buyer’s agent, and they said they would have to factor in the costs to their asking price.

Austin’s lack of housing choices disadvantages first-time homebuyers, families with children, and middle and lower-income buyers.

We've been negotiating with the buyer for several weeks and we finally have been able to come to an agreement.

As a general rule of thumb, an educated buyer will not pay substantially more than the average price for a home in a neighborhoods.  

My concern with the market here is that the homes that are selling in the 350 up range are all leveraged by buyers to the absolute max.