They looked online and bought it through the listing agent, representing only the seller.

@Dylan KingThere are a number of CPAs on here who represent taxpayers such as yourself.

You should double check, but I believe HUD may not allow the listing agent to represent you. 

From a commercial brokerage perspective, I know a lot of listing agents who won’t give fee to licensed principals, even if they self represent.

Photos do not show the rotten floor, termite damaged door frames, leaks that destroyed the cabinets and floors, electrical outlets that are not wired.Then you need to have an escrow company that is NOT his represent you or an attorney, depending on the state. 

I've heard some agents ask for 3%, and I've heard other agents ask for 6%3% makes sense when you consider they are a buyer's representative, however, 6% also makes sense if you consider they will be the only agent handling the entire transaction. 

If you represent yourself, the cost of you going to Planning is about $750 and 120 days.

Make the list, schedule the calls, and see how you feel about the teams that will represent the property on your behalf. 

I purchased my personal residence (representing myself) and just filled out the personal interest disclosure form. 

Remember, when Title is held by a legal entity you need an attorney to represent the LLC if you have to go to court.So, are you going for a some sort of "hybrid" setup?