My question sounds simple, but I was not able to easily find an answer.

Sounds like good advice!

You can also represent both in dual agency as long as both parties agree with that and you have disclosed your representations correctly in writing to all parties.If you already approached the seller, as a licensed real estate broker in NC you are required to provide them with the Working with a real estate agent brochure so they understand the process and the representation.It sounds like that you have already negotiated something with the seller and potentially learned personal / financial information about the seller.

I do agree it sounds like a scam especially if they use the words "too good to be true" but what's the harm in seeing if they are legit like some of the people have mentioned on this thread?

@Jeff Marciniak from the sound of the initial post, I would probably either sign a six month lease to get through the winter, or I would move on from this tenant.

Are they done similar to new construction where lender stages disbursements and do they typically require a full construction contract? 

It sounds like you care deeply about your SO’s feelings, and I agree – a couple extra bucks isn’t worth losing someone over.

Her role has also been as a sounding board for challenges and she also helps keep me focused. 

Sounds like the owner might have been working up a situation of absconding with the Tenants Security Deposit and leaving with the damages. 

The commission is just 'baked in'.Sounds like this guy is a real di*khead.