Buyers Reps are registered and lisensed to be "buyers representatives"--They act on your behalf. How well they do it is another question--but, unlike the listing realtor, they represent you, the buyer--and you need someone who will look out for you--

Gnu brought up an important point though--you have to find someone that you can trust, which is not always that easy--

First thing to remember is that only a small number of realtors actually make a living at it--a lot are part-timers hoping to make some extra cash, and often have only been in the business a short time--better someone who has been around for a while--

Next, if you know someone who has had a good experience with a realtor, check the realtor out--

Nother thing, talk to the realtor about who you are and what you want, then wait and see if they pick up the ball-- and if they do, how well they understand what you are looking for--a good realtor knows the market, and knows where to find the things you are looking for in a price range you can afford(if the things you are looking for are available in a house you can afford)--

Ask around to find out who the top sales people are in the market you are looking in, and who might specialize in selling the types of homes you are looking for--

Learn to be polite but wary--distrust anyone who won't give you or get for you, firm answers about things, and if you see something you don't like, just walk on--

When it comes to financing, a lot of realtors don't know much, and will hand you off to someone else--it is in your best interest(especially since cash is tight) to find a finance person who can work with and around your special considerations, which means that you need make calls and do the footwork(or virtual footwork) on your own--

Expect that this venture will take some time--the more you know, the better things will work out, and there is a lot to learn--by the end of it, you'll feel like you could write a book!!

One thing to remember, everyone will get a good sized check at the closing, except you--it will be your money, and it will take 30 years to pay all of it back--if you have a problem with that, maybe you will be happier renting--