A simple Google search on them reveals enough that would make me run away.

And you know how that can go.Sounds to me like the whole picture has not yet revealed itself.

A cruise through the MLS revealed a few possibilities.A full 2/3 of those listings have a land area that disagreed with what the county assessor said was there.

I know already the seller will know my fee revealed on the HUD-1, but think he'll be OK as long as I'm not too greedy.Appreciate any feedback or suggestions, especially if you've done something similar.

We have been active in the "buy-and-hold" model for several years; we have standard contract language regarding inspections (i.e. termite) that if its revealed that additional repairs/treatment is needed, the seller must remedy or the deal could fail.

Dual agent can not do any thing because of the dual agent agreement: they can not provide suggestions and can not reveal any information about the seller.An independent buyer agent can at least help me negotiate and give me private information if he has any.

Your assignment agreement obviously much have a price/fee that they are paying you, for a specific agreement on a specific property, so the assignment agreement by itself reveals your fee/spread. 

If the inspection reveals something crazy and you don't want to deal with it, i.e. mold, asbestos, termites... you can say no thanks2) Re-negotiate the offer.

Each step you take reveals a new horizon.

However,it's interesting to note the trial for it is only $1.00 for 15 days but no where is it revealed the total costs AFTER the trial period.