Search for all cash closed transactions in your area and when you see the same entity repeat 3 or more times in one year where the purchase was all cash, there is a real cash buyer.

I work on these type of transactions all the time.

This means, at a 3% commission side, you stand to get back 1.5% applied to your closing (not in cash - unless different in your state, it is a violation of IRS tax code if you receive cash for this type of transaction, unless your agent also sends you a 1099 to cover this extra income).Best of luck in your journey on the first one!

And, although your intentions may be pure, they will not appear to be pure to all involved in the transaction.  

In Nevada, few transactions require legal counsel, as almost all Re documents are on a standardized form, and a quality Realtor/Real Estate professional will be able to address most needs. 

When sponsors charge an acquisition fee, a capital transaction fee and then implement a waterfall structure, this sort of offsets the pref.

They are two distinct transactions that may go to a different secondary lender, so they'll need two complete packages.

Cons: We don't see ROI for years, the uncertainty of making this a smooth family transaction, overcoming Mother-in-laws's fears of us taking it over.

Why do some sellers insist on cash only transactions?

That's not actually accurate and I don't know why people insist on using that word.It's actually a Sell from the Owner and a BUY from the LLC.The Transaction should generate documents on the sale of the property.