Peter it's a lot of work!  I just went through more rounds of multiple offers this week and I'm ready for a break.  What I see agents doing is 'writing' in different terms  & conditions 'thinking' somehow it puts the buyer in a better position. It does not.  Sellers asked me yesterday 'why does it seem so complicated?  Can't they just write a simple offer, up front, and be honest about it?   They ended up choosing the offer that was straight forward,  the buyer is earnest in truly wanting this home and it closes in 3 weeks.  One other thing.....use local lenders that will respond quickly and keep the file moving.

Cash is not king unless it's enough cash.

Those low offers routinely find the round file . . .

A straight forward approach with necessary buying power is the way to go in this market. No below list price and do not dare ask for closing costs to be paid by the seller!

I'm enjoying this market, it's very familiar in CA. No bottom feeders, everything is coming in at asking or way, way, way above!

Challenging for my buyers, but I'm selling homes to buyers. This market is my wheelhouse about 16/22 years of selling has been this market.

cash means quicker close but in the end all closes have a cash-out result. As to low ball offers, that's a waste of time. I am reminded that if you don't ask the answer is always NO dynamic. Some low-ballers hope to get lucky but that is a form of gambling and everyone knows the house always wins

Seller gets cash either mortgage or check. Same deal.

There are many agents out there that are just not paying attention. They don't educate their buyers on what the market is doing. 

I think you should pinch yourself Peter. This is the best for us agents & sellers. Definately not good for buyers as we could use some more inventory.

Sometimes a lower cash offer has a certainty to it.  It's not always about the highest price.  Still has to be reasonable though.

I present all to the sellers and let seller decide.  However, I've had cash buyers who thought that they could make a low offer and I tried telling them.  Sometimes they learnt after making several unsuccessful offers.  I think as agents it's important for us to qualify the buyers.  I've had times that after the first conversation I told the buyers that I'm not the right agent.    

A low ball offer in my market is at list price. Most all offers are substantially over list ... and no contingencies. 

Many $3M purchases are cash and close in 10 days or less.

It is getting old!  It's coming down to minutia... Weak offers are typically considered such for offer price, need for concessions, & using non-local lenders. 

I had an agent call me last week with an offer 100k below asking on a house that went under contract two months ago.  Apparently neither she or her client could read the mls.

Cash offers are ruling the day 

People have their reason and their thoughts. My advice is give it your best shot and be prepraed for disappointment that someone else, had a different point of view.