Commission amount seems right for my area in that most of them want 3% for the seller and 3% for the buyer all coming from the seller side. 

1.Ask for a copy of their standard seller side and buyer side closing documents2.Ask if they close any non-traditional type transactions you intend to use.3.Ask for a copy of their standard fees, and if title policy rates are not set by a governing body4.Ask about insurance premium rates.5.I would ask them if they are investor friendly.6.If they double close and if what do they, ask what do they charge for the 2nd close?

From a selling standpoint there are 2 big concerns:1. disclose - you know there is an unpermitted room and/or any other problems (you said something about electricial).  2. the buyers loan/lender. 

Additionally, there are 3 units in this house and they are all leased until June of 2019 - so we couldn't move in anyway.Speaking with a mortgage broker, we were advised that - if we were to use a FHA loan as first time home buyers - for a duplex it would be 3.5% down.

I am always very clear that I am the seller/landlord/buyer.

Around here a base hit SFR sells for 80K and rents for 1100-1200/month.In this case, I would be the buyer's agent, do the searching and initial look-over of the property, run the deal (likely on my own finances through a commercial lender), and place/manage the tenants after closing.

Hi I am a first time buyer with hopes of becoming a buy and hold investor in the future and I am contemplating making an offer on a Duplex that fits all my needs as a family man but from the numbers I ran it won't cash flow (while I live there).

I got my license about a year ago to help with purchasing my own SFRs but so far had neither sold anything nor worked as a buyer's agent.

Obviously, it kind of sucks for us to discover foundation issues but a smart seller I would imagine realizes that he is just going to have to deal with this issue coming up again with the next buyer if he ends up sending you away so I am trying to hold my ground while being reasonable.

,I may be wrong but ...If you received a contract signed by the seller which you then had your agent revise before you signed it, then the act of making revisions nullifies the seller's signature and the seller would need to sign the revised contract.If that is how the series of events unfolded, I would think you never had a valid contract signed by both the seller and the buyer.