Evaluate this SFH mid-term rental deal with me please

[Tanya Maslach]

Hey all,
Some context:
I've been offering on four properties as of late in OH. SFH for mtrs.
Nothing came through.

Latest deal looks promising; in 2nd stage for negotations.

But there was a plot twist.
My current offer is $12K below asking and the seller has accepted it but taken off the offer for seller buy down, and won't pay my agent's 3% commission. 

So the 2 offers the seller came back with are:
a. One number which does not include the original rate buy down, is $7K less than the original list, and does pay both the agents commission.  
This gets my mortgage payment barely at break even for LTR value, (could be negative cash flowing), and lowers to about a 6% CoC (with down payment, renov and furnishings' costs)
About 1.5 pt lower than my goal and with an MAO $10K higher than I wanted.

b. Second offer which is $12K lower than list price, no rate buy down, and seller won't pay the buyer agent commission.
Morgage payment with a conservative LTR payment is break even,  Coc is 6.3% , and I'm super bummed that my agent won't get paid.
We could put in cash to pay him, but it would come out of the renov + Furnishings cast slotted for the property.

Any creative financing thinking from this group on:

How to pay my agent AND not dip into our cash funds for prepping the property?

Tanya