The best thing that ever happened to me was non exclusive options, and great contracts.

*knocks on wood* Being its non exclusive, I tell them its not coming off the market and they can market it as they please, and they are just giving me a shot at selling their home.

We deal exclusively with cash buyers and use our own proprietary system for finding them all over the country.I travel all over the country teaching investors how to find these buyers and then how to use a method that we refer to as "Reverse Wholesaling".Any member of my team would be happy to tell you more about our system called FindCashBuyersNOW.com - email them at [email protected] or call them at 888-411-1705 ext 701.The system is a nationwide database of current cash buyers in most major markets coast to coast.It's an instant buyers list.I hope that helps.Kent

Usually a property management company will want you to deal with them exclusively. 

@Mark Updegraff - unless I am missing something, it sounds like most if not all the problems you are describing would be solved by, before committing any substantial (billable) amount of time to any buyer, having the buyer sign a well-written Exclusive Buyer's Broker Agreement.

The seller had an exclusive agreement that if the realtor found the buyer, it was 3%, and if the seller found the buyer it was a 2% commission.

Before postlets I used zillow with great success and now I use postlets exclusively.  

,I am a Realtor in Las Vegas who almost exclusively deals with remote investors so I probably have a biased perspective.

Then you should sit down with them and talk about what you expect from each other-if there is a match move forward.On the listing side, most agents use "exclusive listing agreements" but some will waive commission if you find a buyer.

So you may need to try for more like 80-85% so you'll still realize some profits, just not what a true flip would be but again since it would be your primary you'll get the 121 exclusion and won't have to pay taxes on the gain so that makes up for it.