But what's the typical  yearly income / cost of house cash buyers are looking for without factoring expenses

My thought is to start in tax deed states near high growth areas and targeting municipalities or builders in the area since those seem like the largest buyers.

@Cody Blackburn hi Cody, I recommend you watch some of the BP videos on YouTube or listen to the podcasts to figure out what type of REI Is best for you.

I find a tenant buyer to lease it from me for $1,000 a month. 3.

Of course you also need the buyer to see the value as well, but the appraiser will most likely be the constraint more often than the buyer.

My big concerns are some that most sellers have (the Due on Sale clause and what happens if the buyer fails to pay on the mortgage) but I'm also worried about any potential liability to me in terms of tenants that they put in the house.

Its another way to keep your overhead low but also when you get a listing under contract all you have to do is find a buyer and sell the contract off booom collect your deposit and move on.

Specific to your problem:  stop using a buyers agent and call up the listing agent, easiest to find on realtor.com but zillow does show "presented by" on some ads.Learn how to calc MAO (max allowable offer), call the listing agent, small talk, ask if the seller is flexible, why selling etc etc. 

@Ehab Tadrous what does the contract say regarding buyer assigning?

We got hit pretty hard in late 2014 and prices definitely fell and there is currently a lot of inventory, making it a great buyers market.