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I think my best bet will bet to look into the Section 121 exclusion and have him sell it to me.

I got Rich Dad Poor Dad about an hour after researching real estate investing.

Neither inexperience, poor research or greed are valid excuses to change an advertised price.

In any case, consulting with an attorney is your best bet before doing anything that seems tricky with bill language.

I have found that yard signs mostly brought us poor quality applicants or lookie-loos.

Often, poor communication between landlord and tenants lead to issues that could be resolved easily. 

I bet that if you text or call a few of the agents you know (or if you contact a few in our investor-friendly agent directory here) that they will get back to you promptly and you will be glad you worked with an agent rather than trying to close a property on your own. 

They are doing one of the following:1) Hiding their charge somewhere2) Charging by the hour, but then you don't know what they are paying their maintenance people (so, cost is again hidden)3) Will only handle small maintenance issues and wither tell you to handle the larger ones or they will get bids and build in a markup4) They'll provide poor service because they are not adequately staffed to deliver on all their promises.

You're best bet is too talk to a local realtor and ask for some recent comps in the area.