@Khyree RandallIt's definitely frustrating in competitive markets like Sacramento, but you’re not necessarily doing anything wrong!

Every market is different, but paying cash doesnt necessitate a huge reduction in price - it might, or it might just make the offer more competitive than other bids that require financing. 

I did find this deal driving driving for dollars, the realtor of the property was adding his sign in the front yard, I approached to make and offer. we close in 3 weeks.

I've managed up to 400 rentals and never offered a concession.

Inherently the steps are the same as if you were purchasing with financing save potentially less closing costs and ability to close sooner (if needed).The terms of your offer (ie -contingencies, closing cost splits etc) will determine what is different. 

Haven't bought a property in awhile.If I submit an offer, does the offer include the commission or not?  

You can even connect with local HR teams and offer small referral bonuses to get more bookings.

I will say anyone offering this should be giving you all the pros and risks of the flint marketplace.

I find properties on the mls and send them to the agent with the offer price.

Have some very competitive prices to start with to get bookings and reviews.