Also, how can I present this to the agent or broker?

The buyer has no duty to work only with that agent, and can purchase any property that is presented to them at any time.  

They are going to be writing the offers and presenting them to the agent who lists the house on the MLS.

I have been presented with a Non-Circumvention agreement that I don't really want to sign.  

I agree with you @Eric Armstrong, its in your best option to present the seller with several options to increase your chances of completing a creative financing deal.Propose seller carry note for 12 months.

Here are some things I suggest, if I were in your situation:- Find a good real estate attorney- Write up a contract between you and your friend who is far away with credit and money, to present to the bank for a loan - maybe a 203k Loan, look into it.- I would highly consider treating the project as a work/money deal between you and your partner.

In order to make that connection, you're going to have to present yourself in a manner that is professional, educated, and able to actually get a deal done. 

Depending on the amount of the HOA fees it could be a nonstarter, so make sure to understand what they are at present as well as whether they are expected to escalate or if there are any special assessments coming in the future.

Someone needs to write a blog about “AirBnB vs long term in city XYorZ” so we have a quick reply to this ever present question in our small community.

Also how did you present yourself and the reason you were there without the owners getting really mad or defensive about there position.