If the buyer chooses to have no representation/agent, then when I deal with the buyer they are my customer UNLESS both the buyer and seller agree to allow me to represent both of them as a dual agent in which case both are my clients.

Thanks to super weak governance during the BLM riots Antifa and homeless.. allowing open air drug use ( legal drugs) and the killer theft under 900.00 is not enforced causing rampant thievery and many stores to close kind of like We see in the mid west and rust belt when neighborhoods change and retail exits as its not sustainable.

Like you said it's more impactful to lower priced area ; state that doesn't offer dual agency and most homes are purchased with FHA/VA. 

My current ideas that I have are:Create a short term rental property on the land and list on air bnb which caters to those looking for a rural getaway experience.RV ParkCreating a wedding venue.

landscaping the front +$making it have curbside appeal+$needs new air and heat and venting$8000All plumbing fixtures will not be easy to retrofit, better to rip it all down.How does the shower pan and tub floor look?

We got a thumb in the air quote for the remodel at 150k.    

We are now upon April 2024, and at the rate things have been going, still have a ways to go (finish ducting for forced hot air, insulation, sheet rock, paint, flooring, kitchens, bathrooms, finishes, and anything I am missing to bring the units to whole).

If you decide to go directly to the listing agent you should understand Dual Agency.

There are also frequently multiple homes on the same lot or that offer dual living potential. 

I need to hire a broker to process the application (with supporting information), counsel me on useful amendments to the AIR form lease and get the lease signed.