Hi Jennifer,It might be helpful to explain how you want to get started.

When giving them an offer, we first explain what we do, the types of people we help, and the benefits of working with an investor.

Explain how you won at 38K, then had to submit a higher offer?

First of all, listings with realtors, they tend to want cash only, and unless you have their commission it in to give them, they're not going to help you do a creative deal.My first meeting always is with the seller in with a vacant house, is not easy to find them but it is possible.I want to show the seller some creative solutions in case the listing doesn't work out.I also explained if they want to get out of the listing they need to talk to the broker but the agent is working forOnce I have a seller interested in a creative solution and we are both happy with doing with the agent, the seller contact the agent and negotiate some kind of a deal with the agentRegardless as far as how you feel the agent has performed, there's a contract with the seller and the agent, and they need to work it out.Procuring cause is a term in real estate law that basically says who introduce you to the seller?

I do believe that you can ask for a letter from a physician that can explain the person has a disability that requires a service dog, but do not ask for specifics on the illness or disability even if it is not evident as that is not allowed.  

They will ask for letters from both parties explaining why the money was transferred and what reason of the money transfer was.

But when I took time to think about it, it occurred to me that agents make way less money on a rental than they do on sale, which would explain why they might not devote much time to helping rent a place.

@John Gutman Thanks for explaining things further for me.

Can someone explain to me the difference between Cap Rate and Pro Forma Cap Rate?

i helped a friend of mine recently wholesale a property were the seller would not allow us to put lock box on house in this case we explained exactly what we were going to do and how we were selling his house he met us and opened the door for us without any issues