For Sale by owner suddenly has Agent Attached. What to do?

[Jah-Leah Ellis]

Hi All, After doing research etc on REI and looking at where my financials are it seemed wholesaling was a good place to start. By chance, while looking for a short term rental for a trip I have, I found a for sale by owner pretty much as my first attempt. within a couple of days, she told me she had found an agent. I was still trying to figure out how the contract thing works. Eventually, Agent gives me a call (talking my ear off) and trying to get me to offer because its "HOT". Owner thought property was already listed on MLS and it is NOT. I actually like the owner and I think agent is a bit... shady? Anyways I now have interested cash buyers ( no solid offers yet). Seller has not signed a contract with me. Agent has said it will hit MLS in 3 days for 20k more. I am in NY ,property is in NJ

How do I proceed? Examples of how my contract should look?