Purchase Offer Questions - Key West, FL

[Daniel Winsor]

Currently have a deal in the works. It's more than double my last purchase, and that one I got somewhat led by the nose throughout, and it brings some concerns with it. The main concern is his relationship with current owner - friends for a while.

1.) Agent seems to know the current owner quite well. He brought me the deal before it even hit the market. I have been working with the agent for a couple months, and he seems like an upright guy, but he told me today that as a representative to both parties, he doesn't have a fiduciary responsibility to either party. He stated that he is legally unable to harm either party, but doesn't have that fiduciary responsibility. Nothing he has done seems unnerving or anything but honest to me, but is there anything I should look out for?

Example: She wanted to list the house for $575k, but after a couple talks with her, he said she wants to work with me and he recommended that I come in at $540 to start and see if she counters. This seems very honest of him.

2.) The house was denied wind insurance from the current insurer due to the condition of the roof. The seller is replacing the roof prior to closing. However, would I lose my deposit if my lender refuses to lend prior to the 30 day period because the roof hasn't been fixed yet? We are setting closing date for last day in September for various reasons, one of which is getting the roof fixed. Based on the purchase contract, if, outside the 15 day inspection period, my lender denies me the money, I would forfeit my earnest money deposit (from how I read it).

3.) Is it acceptable to provide the agent with a purchase contract or standard to use the one he provided? I can't understand all the fees that I am paying and the seller is paying. 

Example: I don't see commission listed anywhere. 

4.) I have a couple connections to RE agent friends. Should I impose on them to review the purchase contract and make sure there is nothing hidden I am missing? I hate asking for help without providing anything in return, so I'd prefer NOT to do this, and it seems bad form to offer a small fee to them, but if it's recommended, I'll do it.

I appreciate any and all help regarding this matter.