Welcome to the BP community. I've been licensed in real estate for over 8 years and get this question quite often. Let me give you the advice that works really well with me. The theory is spot on but the practice of this process is usually what messes it up.
(Agents perspective) What you are asking is for an agent to do twice the work for less compensation and also to keep a seller happy. As I typically don't do limited representation except for on my investment development deals where it's all numbers I always ask the buyer to purchase Unrepresented so my seller knows I fully represent their interests.
One thing to consider is that the seller is also trying to squeeze his best interests in the deal and the commission arrangement is between listing agent and seller so when they see dual representation or Unrepresented they initially are thinking discount too if the agent hasn't crossed this bridge already upon getting the listing. So when you approach this start by getting a great working relationship with the listing agent that is a cooperative and not combative relationship. Make your first offer $5-$10k less than what you are comfortable getting it at always remaining positive and interested in the property but very protective and humble about the end price you want to get. What you are doing with this process is buying good faith with all parties and when the seller counters too high you have a heart to heart with the agent and simply ask. " I respect you are working really hard for this to work for all parties and I want everyone to walk away from this deal as excited as I am. Is this the best price we can get because I am still $x,xxx away from being able to make this work. Is there anything you can do?." (Note commissions was never brought up. Only a plea to help to make the deal work)
Other option is to go through the time and expense of getting and maintaining a license. All the best and hope this helps. It's a game of psychology and relationships. Not numbers.
Happy investing!
