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.

Simplicity: It does not cost you any money to have an agent representing you as the buyer, so this task is easily leveraged.With all of these things being said, I do agree with you that if you are investing as a full time job, you should at least think about getting licensed.

For my clients that invest in several states, I represent them directly in the states I'm licensed in and hire sub-contractor attorneys in the states in which my client needs legal work done. 

IN NO EVENT SHALL SAID PERSONS BE ENTITLED TO RECOVER ANY CONSQUENTIAL, CONTINGENT, SPECIAL, INDIRECT OR INCIDENTAL DAMAGES, INCLUDING BUT NOT LIMITED TO, LOSS FOR ANY PERSONAL INJURY OR DEATH OR FOR ANY PROPERTY LOSS WHETHER OR NOT SAID DAMAGES ARE CAUSED, IN WHOLE OR IN PART, BY ANY FAULT OF [COMPANY NAME], OR ANY BREACH BY [COMPANY NAME] OF ANY OF THE TERMS AND CONDITIONS OF THIS CONTRACT OR THE WARRANTY.You agree to hold harmless [company name] and its representatives and contractors for damage to property caused by work performed under this contract that is not caused by [company name]'s sole negligence such as (but not limited to):Damage to sheetrock caused by vibration.Driveway damage (many driveways are undermined and [company name] cannot predetermine this condition).