You don't need anything specific to see the property ... just let a Realtor make the showing arrangements. There is no "discount," since you can offer whatever price you wish, then negotiate terms of sale that would be acceptable to both parties. All you'd need is proof of funds, to be submitted with your offer. A Realtor can handle the transaction ... and there's no cost for a buyer, so representation is a no-brainer. If you'll send me something that will show the property you're interested in, I can e-mail you the comparables (both sold and active) so that you can get an idea of what the home is worth in today's market.
Understand that this is a sellers' market, and your offer isn't likely to be the only one, unless the home is in rough shape, located in a less desirable area, or drastically overpriced. Yes, cash offers have a bit more clout, but "lowball" ones are generally rejected.
Get in touch and I'll send you some helpful information.