However if this is your agent and she isn't sending your offers the way you want them written, go find an agent that will represent you.  

There's been some work done on it and my agent (who used to represent the seller but currently does not) claims that it's rentable as-is.

The problem is you don’t know you’re even talking to a real representative of the company.

All money that comes out o the REI's pocket, in the form of cash, represents a cost to that REI. 

Have seen so many PMC's do this wrong and represent themselves as the landlord-owner.As a PMC, you are only an AGENT for the owner.

(I am a broker) I am not looking for people to represent me.

If they still won't budge, and at least make it 2.5%/2.5% then you should give serious thought as to if you want them to represent you.

My agent said he’d represent me in these scenarios, but it is likely the seller will want cash or hard money.

@Jason Pabon I respectfully disagree with your comment “agents will also double end the deal, it’s a win-win”While I have represented both sides of a transaction multiple times, in most cases it is not in a buyer’s best interest to be represented by a listing agent.

I expressed my interest to make him my buyer's agent when I find something and represent me for which I didn't find a need to sign that agreement.