As a cash buyer, if I come across a deal on the MLS, can I submit the offer directly to the seller's agent, or do I need my own agent?

I would have paid another experienced local investor (an unbiased party not having anything to do with the sale of the home or selling me services) to do a thorough video tour of every inch of the house before submitting an offer. 

After I submitted the previous post, I realized how badly the Excel table was distorted by the BP forum webpage. 

We market the home, handle the showings, application, credit and background checks, verify income etc and then submit to the owner for approval.  

Ultimately, you can file a complaint with the States Real Estate Division instead of dealing with someone who is unresponsive and if they are a member of the NAR you can also submit a complaint with them as well.

So while the rents should be getting $1100-$1200, if you submitted it cash flowing at $1200, but the rents come in "officially" at $900, then that is a HUGE difference in annualized return and likely the source of the leverage drop.

I anticipate buyers who are using experienced agents to find their homes will either sign buyer's agreements where they are paying their agents directly or they will submit offers to sellers that include addendums where the buyer's agents are paid out of seller proceeds.   

I just received a response from Seargent Orr with the Birmingham Sheriff's office and I were told that they are currently processing the ones that were submitted to their office in May of 2023. 

Tenants are trained to submit repair tickets through Property Meld so La Carte would mess with our entire process 

Given that you intend to furnish the property, you could submit your purchase as a DSCR loan using short term rental income to qualify. there are a few lenders out there which will accept STR income even if there is no history of such.