Found an investment property I'm considering buying with cash in Memphis -- new to this city.

Are agents in Memphis willing to give buyer's rebate/credit to help with the closing costs? I've done the leg work in finding the property, so the agent just gets in to help with the offer and take it to the finish line - should be a straightforward as I'm paying cash.

My recent deal (outside Tennessee) is basically this way. I called the seller agent, and found out his son is also realtor in his business group. I asked the son to be my buyer agent and if he would kick back 1% of the sales price; the father & son team would keep 5% instead of just 3% if I had gone with someone else. Worked out well for everyone and didn't see any issue with buyer's/seller's interests not being looked out properly.

What's usually agents' commission in TN? 6%, 5%? Not sure if this violates the solicitation rule, but I can use a free advise/recommendation from Memphians for a buyer's agent.