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.

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. 

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

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

The proportion of buyers that 'go it alone' and approach the listing broker for dual representation is likely to increase, and in some (experienced) cases is justified. 

Dual agency is illegal here.

He may provide oversight as your brokerage would be providing dual-agency, but it is your duty to represent the seller as their fiduciary. 

Would you need to add/extend plumbing lines / change the electrical panel for the dryer voltage.

:However, I wonder if we will have more dual agency type transactions. 

They may not be authorized to do dual agency, or they may not feel it is in the best interest of their seller client if a listing is hot since dual agency can get messy.