The agent is more likely representing the interests of the seller and not yours so you may consider a few creative offer approaches.

I want to make sure that I'm fully represented going into a deal such as this.

If the buyer doesn't have an agent, then the sellers agent nets the entire fee.I think you are trying to determine if you can (being a realtor), represent yourself to get the the buyers agent fee or you want to waive your fee and utilize it towards your bid amount?

However, if you can't remember where the money came from, or there was an oral agreement that the funds represented a gift to your husband followed by his contribution to his IRA, life is good.

I work in sales now...I am used to calling everyone a lead until they close.So the story to the home owner is something along the lines of "I represent investors and this is what we can offer you for this property. 

The business model to develop Community Association Manager (CAM) licensing legislation (and other HOA legislation): 1) legislators consult with the Community Association Institute (CAI)) to craft a Bill aimed at mitigating abusive practices of property managers who are the very folks the CAI represents 2) CAI lobbyist and their CAI “dependable” legislators become Bill sponsors 3) the Bill is assigned to Committees with CAI “dependable” legislators 4) the Bill becomes law with little to no home owner input, full of promoting CAI interests, and heavy on fees and costs and processes imposed on CAMs and 5) the Department of Regulatory Agencies (DORA) implements licensing rules highly reflective of CAI efforts but fail to even contain explicit language for CAMs to obey State law or an HOAs governing laws or for CAMs to report observed violation of the law thus ensuring oversight is empty from the home owner’s perspective.

Additionally for a fee but I would consider it a wise investment, hire a commercial real estate agent to represent you with the leases. 

Believe it or not, Expired listings as an agent represent a tremendous opportunity for you to find great deals that are not currently on MLS, but may still want to sell!

Then we make it a point for us (or our representative) to be there to oversee the job.

Do I need a sales agent to represent me if I am buying a REO using an online auction (auction.com)?