Colorado is a little different than other states because in order for an agent to represent a buyer here we are technically supposed to have a buyer's agency agreement signed, and the form we are supposed to use is called the Exclusive Right to Buy Agreement, otherwise we are considered to be in the default working relationship which is as a "transaction broker".

My question is, given that no government agency knows how bad the property currently is, are permits necessary? 

For purchases with at least $1MM loan balance, look into agency debt with Fannie or Freddie.

@Fedor Volkov I use an independent broker and do not go through any of the "captive" insurance agencies like state farm, farmers, geico, etc.

Basically - all developer impact fees from a local agency (city, county,special district, water corporation) are removed if under 750 square ft

Should I use a real estate agency or advertise on my own?

I don't see how they could send a collection agency to you or anything if you didn't sign anything with them. 

Non-recourse agency loan.

I work for Gov agency and travel a lot.

Not all of them offer the same range of agency products.