As for title companies and their underwriting requirements, a lot of it has to do with the fact that Pennsylvania tax sale law is notoriously anti-buyer.

When you approach seller or buyer it is against the law to pretend otherwise.

And having served as attorney for two auction companies I gave you my opinion based upon that experience.Many times I got the call you made and I simply pointed the disgruntled buyer to the clause in the contract that says "AS-IS, WHERE-IS" and poof... the matter was over.

B) You are often competing against other buyers who have no idea what ROI or Cap Rate mean. 

I am also looking for some cash buyers in Anchorage so please message me.

You want your property to be viewed by the largest buyer pool and although saving 6% in commission sounds great you would lose a large portion of motivated buyers because your property is not on their agent's radar.

I’m an agent and my buyer is under contract for an REO (foreclosure).

My expectation is they know they will run into the same issue with another buyer.

And what do owner-occupier-Buyers/Lenders want to know?

Once you have done this, I recommend reaching out to a few agents and property managers who have experience working with out of state buyers.