However, I am finding it somewhat difficult to find the right arraignment with a broker given my unique criteria - I have a full time job that I enjoy and plan on staying with, I would be a part-time independent contractor, I would not be very active (especially compared to your average full-time agent; maybe 1-2 deals a year), and I plan to primarily represent myself in transactions (however, I'm open to giving fees or splits to a firm). 

A wholesaler came out and represented themselves as a "cash buyer" and put their house under contract.  

BUT there are some things which were represented in the listing agreement which now I'm being told are mistakes of the realtor and should not have been in the listing.

Read the terms of your sale " Neither Auctioneer, the Trustee, beneficiary or servicer (including their parent, subsidiary or affiliated entities) nor any of their respective directors, members, manager, employees, agents or representatives (collectively, the “Parties”), make any representations or warranties as to the accuracy or completeness of any information provided, including but not limited to, the condition of the Property, the condition of title or descriptions of the Property.  Any documents and/or pictures posted on www.auction.com (the “website”) "The sale is final and no warranties are made    

Are you looking to invest or just represent as an agent?

@Brandon Sturgill@Ashley CastIn California you can do the following:- Represent yourself in a RE sales transactions- You can even hand write a purchase contract hereBrandon if you would like to have a conference call with my broker we would be happy to EDUCATE you on how RE is done in the state of California.Also this isn't an attorney state so most signings are done in the presence of a notary not an attorney. 

Make sure if they are representing an ARV value make them provide ARV comps.

The buyer's 10% down + 15% seller financing represent 25% down on purchase price, which is what the bank will want to see.

And it's great to see the Nashville area represented by several here!

Having an agent that understands and represents your needs can be a night and day difference.