I'm also assuming that your analysis represents both units being rented.

I've got my license so if I bought the property representing myself and paid myself the commission of ~3% I could apply that to my down payment too.

@Jaysen Medhurst Yeah, my concern is that using LLC funds to pay a personal liability (i.e. a mortgage in my own name) might represent a co-mingling of funds.

& Birmingham, Alabama.In addition to those listed above there are tons of other turnkey markets out there Many of these markets are very well represented by sellers & turnkey operators here on BiggerPockets.

When a non represented buyer comes up and wants to write an offer I do not automatically turn into a "dual agent".

I would imagine that using this clause in a Class B/B+ property is a great idea but not so much for a Class C/C- property as $100 could represent as much as 20% (or even more) of the total rent (and at the end of the day you are loosing that money).

You get your financing in order as you represented with your offer, you set inspections, you get an attorney if CO is an attorney state, and you close the deal, but it sounds like you haven't done enough due diligence.

In California, that's the norm for prop management companies, I can't speak to your state.The property management company (at least in my area) will likely ALREADY have Realtors representing buyers and sellers. 

Has anyone used a broker to represent them as the buyer?

Do you have an attorney or representative you can contact?