I would then have an opportunity to list the property but that seems a little awkward after I just offered to buy it.

I've never posted here about how complying with the IRC makes me feel, but I'm going  to venture a guess it is also going to seem awkward and misplaced.Best of Luck!

In the end, agents are busy people too and it rests on us as buyers to be proactive about checking out the listings they send our way and see if we need their help to proceed.It will be the same with any new agent you hire, particularly if they are a buyer’s agent not being paid by the buyer – the incentive while there is not as strong to be working any more than necessary just for the buyer to turn around and say, no notinterested in that one, just my opinion, but ultimately it comes down to time, a rare commodity and while you may have discussed what you want, it always comes back to us as the buyer to check out what is presented to us.The Good news is that it is not too late for you to make an offer if you really like this house, but I would suggest visiting it and running the numbers, maybe even having some knowledgeable people here on BP that you trust, help you with reviewing the numbers with you.To remove the awkwardness and ensure that your best interests are being met, I would do as @David N Peterson suggested, which is to go with a separate agent and also just keep your lips zipped.That being said, I am curious, did you sign a contract with the agent that would prevent you from doing this, i.e. going with another agent?

The BIG learning for me is that an awkward layout or size that's different from the standard unit dimensions can be a turn off, even if the price is compelling....and that means it may take longer to place a tenant, a financial hit to the owner. 

Usually turns out that one or the other doesn't show up because the situation is to awkward. 

Things turned awkward with the agent and you could tell she was mad lol because the buyers stuck with their offer.

I also think that when you go to get the next rent payment from her mom you should hand the girl back her pipe and enjoy the awkward silence that follows.

Anytime I'm serving a 5/10/30 day notice or having an awkward conversation like this, approach them like a friend and turn up the heat if the situation calls for it.

While a rectangle room may seem simple at first, if you don't lay it out correctly you can end up with a thin awkward section of tile at one or two sides of the room. 

You also have to consider zoning and permit requirements, utilities (either separating them out or going all bills paid) and awkward layouts.