In my side of the state it would be very common for a seller to cover that kind of commission for a buyer's agent. 

Some agents are savvy enough with their offer to  require the seller to pay the early issue.. others its just another line item and buyer pays it..

Additionally, listing brokers represent what seller's provide them. 

We’re focusing more on quick flips that match our strengths and allow us to continue delivering value to the community.This post is a reminder that every project teaches us something, and we’re always learning to better serve our buyers and sellers.

Could the seller provide you with a note for the down payment and you pay him back?

You can certainly negotiate some closing costs from the seller on the buy side.

Use the information in the book to help with this and do it before contacting the seller.

Using a Whole Life Insurance (WLI) loan avoids banks but accrues interest, potentially reducing policy benefits—compare this with other financing options like HELOC or seller financing.

@Amber MoelterFor reference, I just sold a 2 bed/1 bath duplex in University Heights for 267k. 2 bed/1 baths in each unit and the seller (my client) delivered it POS-compliant.

Many of the properties I have been looking at have issues but in this case I'm working with the seller to let me get it up to conventional appraisal standards before they inspect it.