Typically the listing agent splits his/her commission with the agent that represents you, so it won't cost you anything. 

Originally posted by @Laurie Verdecchio:I'm worried about damage to foundation.We buy quite a few with water in the basement. 8 inches of water does not typically cause foundation issues. 

Do you typically rely on a good agent to help you find properties (and if so do you recommend anyone)?

It's the typical scenario of an older person who lives alone and can't take care of the house or bills. 

Typically hard money is 5-8% interest for a 5-30 yr loan.

It will also depend on what your purchase contract states in regards to who pays what (i.e. buyer or seller or split between the two).Of course, some of the costs typically associated with purchasing a property (i.e. home inspection, appraisal, property insurance, etc) would be optional if it's an all cash purchase. 

Typically, one of the best ways to find cash buyers is to contact someone who runs a REIA in the area that you want to flip in.

I think you're instinct on auctions is typically correct, but if you really learn the niche (as is true in most of real estate) you'll likely find an easier time finding deals.

(note this is my 10 seconds opinion after looking at the map... note.. do not take it forgranted.. i maybe wrong... since I am personally not familiar with this area, but rule of thumb... is... typically the first impression is right... think of Hurricanes....)In regards to figuring out which property has good appreciation and all that jazz... just hit up loopnet analyze bunch of listings and you will get the gist of it... or feel free to check out my blog.. to see how newbie like me navigates the waters within the first 2 months and 8 days in the journey of commercial real estate...  

The banks will typically have a huge heartburn about a fee like that and will not accept a regular contract with an assignment  like you see in SFH.