If the property is already listed, then really, your only choice is to go through the Realtor.Realtors are legally obligated to present offers to their clients so they should present yours. 

@Jana Cain and @Matt Ward are in SF area.As to a remote accountant - there are about 20 of us here on this forum, working with clients nationwide, all real estate experts.

Yet when i speak to savvy clients and highly successful long time building owners the answer universally is many markets are ridiculously overvalued and they are not buying. 

We are looking at multi family units or single family BURR-eligible in Fort Meyers because I have a new client there and see a lot of growth in the working class, especially in the Latin community.

What I wrote above does not create an attorney/client relationship between us.

I always recommend to buyer clients to take the first step of talking to a lender.

I provide the client with a list of people I showed the property to.Then one of those 20 people I showed it to before, ends up buying it with the new agent.I am owed a commission still, by law.

Really, this is crucial. 3.Always stay ahead of your clients by doing as much research as possible and even crunching numbers.  4.Set expectations from the beginning and learn to communicate this up front.

We have a good number of clients using REI pro with our system and report good things back to us.

I have some clients like that.