i see posts about people worried about not finding a buyer once house is under contract but would it not be easier to find the buyer before a property is put it under contract ?

This is the only way to do it that makes any sense as having 100 separate conversations every single day for a property that can only be sold to 1 buyer is not a logistically feasible way to run a high volume business like ours.

I am a Broker in Texas and when I purchase residential or small multifamily (1-4) homes for myself, I write in the contract that I receive the 3% listed buyer's agent commission (in one form or another).

You'll probably get a taste of that if you start looking here, as there are too many buyers for too little homes on the market.  

Our investor buyer was very upset at the appraiser and felt they made a huge error.

I also have buyers lined up as well.

The bank can either accept your low offer or you can walk away  No normal (non investor) buyer will touch this house.  

Are there real estate agents in Westchester County, NY that specialize in finding short sales, pre-foreclosures, foreclosures, etc. for cash buyers?

I am only starting out as a listing agrnt and buyers agent at first to not only learn the market well but also build capital.

Hello all,I am buyer from California and under a contract to buy a house in Texas.