I invest in merchandise I can find locally (camera/filming equipment, IT equipment, inventory liquidations, video games, audio equipment etc.) purchasing from auctions and locals looking to sell and then sell the merchandise on my eBay or Amazon store.

You need to know what your end game is, what the approval process is, how long it will take, and what it will cost.4) Is the zoning conditional?

If you hire a buyer's agent at this stage in the game, they will probably have you sign an agreement upfront that says YOU will be responsible for their commission or fee since the listing agent has no duty to co-broke at this point.Good luck  to you!

I understand it can be a waiting game but as a sales person what else can she be doing to earn her 3% commission?

This is because it's more risky for them because YOU have less skin in the game and are more likely to skip out on the payments statistically.

Because some cash buyers don't like the marketing game. 

I am set to make over 5k on this first of many deals and defiantly excited about getting back in the game. 

it would make it much easier and I could offer on multiple properties in a much smaller amount of time. this way i wouldnt have to sit down with the sellers agent and go through the motions since my offers I anticipate will be more of a numbers game (allot of offers before one lands)

Richard C. that is the game of real estate investing.

A bank would probably be happy financing 75-80% of this deal with the seller picking up the rest, although they say that they want to make sure you have skin in the game, they want to be in 1st mortgage position and make sure they don't have their neck's out too far.I would first run your numbers and see if it even makes sense to pursue prior to asking about owner financing or carry back.