Ultimately, the problem is that the house hasn’t fallen the 25% until the agents and buyer accept that it has. They might consider 5-10% under ask, but until they’re lowering the price every week, 25% is a bridge too far. Especially since a homedebtor often doesn’t have that much equity to give (and if so, leverage causes your 25% discount to be a 75% equity cut to them)

I’d be inclined to bypass the realtors when they’re getting in the way… just make your own offers, and consider putting the owner’s name on the address line 🙂