The commission is already locked in stone with the listing contract.

If that house is still available I would get it under contract as soon as possible as a primary residence and then figure out the details in the coming weeks/months.

Once bid is accepted you should have a purchase contract between you and the note seller. 

I am under contract at $125k for duplex that currently gets $1750 per month gross rent.

I just got one of my clients a duplex under contract and in the process was able to connect with the listing agent.

I'm under contract to purchase some smaller multi's in rapidly changing neighborhoods.   

I do want it to actually look good ;)Well guys, I was going to go back and look at it on Sunday afternoon and it went under contract Sunday morning. 

In the last 10yrs there was a person/investor that has an installment contract for deed on the property, they stopped paying their payments, and also collected security deposits from the tenants.

I understand it will require a leap of faith on your part but [look into his eyes here from half a foot distance, and grab his shoulder and rub it uncomfortably and squeeze his muscle tightly and say] if you stick with me, I promise you I will become a relentless force in the investing world and we WILL make money.. ... while for the next 4 seconds (FOUR, not 3, not 5, but 4) you keep staring into his eyes (from half a foot apart), noses almost touching.It worked for me Do this.

You just need to understand that they are perfectly within their right to accelerate the mortgage and do not have to let you remedy it because you violated the contract, or at least that clause of the contract.