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.

If you are purchasing in your name, you should be covered by your homeowner's or renter's policy which typically include liability coverage.

@Ericka Grant When you go through a residential mortgage lender - bank, broker, whatever, what you are typically trying to acquire is a Fannie, Freddie, FHA, VA, jumbo loan.

Realtor is "paid back" at closing...plus typical commission. 

If a buyer comes along with an agent, that buyer's agent will typically get half of the 6% commission (3%).

I have found that 2%+ properties are typically in the worst neighborhoods and 1%- properties are in better neighborhoods.