You are making it more difficult by giving a dual option response.

Very (very) tersely;  a full renter screening, has a bank account with your down payment needed plus some, $5k to 10k, great jobs, I only take dual income families (my trial and error), AND must have the potential of cleaning up credit to get a bank loan.The main issue investors wiling to seller finance don't think deeply about is;  if a buyer is too weak to get a bank loan, and bank lending standards today are as low as they ever were (well almost) why should you take the change?   

It has two gas hot water tanks and one boiler (dual zone heat), so the tenants upstairs pay for their hot water but I pay for gas heat. 

You might have some recourse with the brokerage because of the dual agency situation however it'll be hard to prove. 

First I'm not sure if the seller and their agent would be open to that idea, and secondly even if they are but if the seller's agent simply becomes a dual agent and takes double commission, then there's no incentive for the seller to lower the price due to the lack of a buyer's agent.Has anyone purchased without an agent, specifically in this area?

In this case, she doesn’t have a fiduciary responsibility to you.At best, “your” agent is filling a dual-agency role in which she’s burdened with representing you and the seller — and it sounds like she’s doing a terrible job with it!

Well, we disagree - When I present an offer:1) It is NEVER a gross commission (I keep anything I can get over asking) AND2) I represent the buyer as the principal at closing AND3) The buyer may assign his interest only to an entity controlled by the buyer AND4) I don't need some kind of BS dual escrow at close to hide the actual buyer and what price he's paying.I'm not crazy about a lot of RE agent ethics, but be honest.

However the agent has ghosted me and ignored my messages/texts.I called the listing agent to request that they act as a dual agent however they refused since another agent showed the home.

And who knows if the market will be super high like it is now. 3) I do have this AC dual blower thing that is on it's way out in the coming years.. and it's pricey.

Modern touches & new dual pane windows throughout the home.