I recently heard a compelling presentation by one of their representatives.

I guess you'd need to figure out the actually standing of the agent, in what capacity does he represent the company.. why wouldn't the principals sign if they did before.. 

I am now put through to XXXXX, yet another new person.This person pretends to represent the property (they do not) and says it is under contract (it is) and that if MY HEART IS NOT SET ON THAT PROPERTY can they sell me some other ****. 

If you are having difficulty with particular properties, shop those around to a few independent agents that represent multiple companies.  

If you simply look up the property on your tax collector or property records site, you will see the current owner.Also, find out how to find probate records, if probate was started the executor/personal representative will be shown.It sounds like the heirs paid off the mtg.

And I’m not even gonna start with the agents representing clients.

Next house you buy for yourself, represent yourself and put the commission into your pocket.

Yes, the listing agent represented both sides on the purchase.

That is another reason sometime you need a realtor/broker or RE attorney representing you.

I also have gone directly to the listing agent, and tell them you understand they have to represent the seller with first priority, but that you will accept dual agency.