But the LTL in your proforma would be $300 which represents the difference between what the units are rented for (on average) and what you can get once you buy the property, manage it right and bring rents in line with the comps (assuming that you were correct in your analysis, the other manager's weren't misleading you, etc).So the lesson here is that you can't make decisions based on the Market Rent shown on the rent roll. 

They would represent me on the sale when, or if, it goes that far down the line. 

Your parents can sign a POA (Power of Attorney) that covers their real estate, or just that one building and then you would have legal right to represent them even in court. 

I just read a debate on whether or not to use a Buyers Agent and if I were to buy something she shows me she would be representing the seller and me, the buyer. 

Hey all,I'm in the process of getting my RE license but have already started to casually connect buyers and sellers on some deals that normally would be represented by a broker on one/both sides. 

HOWEVER, I’d be careful to represent the seller, check your local laws or talk to people doing this in YOUR market.And here comes @John Thedford

As for the offer, how do you give an offer to a property represented by an agent?

The major downside is that you need an attorney in the case of an eviction- you can't represent the LLC yourself. 

That means you have to consent to singing a contract where you are represented by an agent who represents both buyer and seller. 

I tried a few times and it was uber frustrating i just never went there again.. and being an agent representing a buyer it was painful.. your buyer is e mailing you everyday wanting updates.. listing agent wont communicate becasue they are swamped and have nothing new.. it was very unproductive way to sell inventory.. but we had to remember this was a crisis and banks simply / and servicing or asset managers simply did not have the man power to deal with it all..