If you are looking at MLS listed deals the seller is already paying for the buyers agent (mls agreements specify the compensation on every listing).

I am in the process of acquiring a small commercial property from a seller directly (I am an investor not a broker). 

Others were much more formal like seller financing - the seller giving me a mortgage, and they asked for a lot, although never as much as a bank.

Banks don’t look at “offers”.....they get one Excuted Contract between seller and buyer....then they take typically 30-60 days to Approve the short sale, or not.

While you want to research your own expenses, have you asked the seller for T12, and past 2 or 3 years of actual financials?

Most lenders cap out the amount allowed on a sellers second. for example if the lender is giving you 75% LTV on the purchase they may allow an additional 5% on a sellers second leaving you still stuck with the 20% Have to have some skin in the game

First , a seller in 90+% of cases has no idea why type of deed they are executing...so why create a problem?

This my first potential deal, with very motivated sellers.

@Steve Fitzgerald  We do normally ask for a credit repair, the seller will see the sales price higher and the agent will not have reduced he/she commission 

You need your funding lined up before you get properties under contract.As a Realtor representing a seller, part of my job is to be sure we don't accept an offer unless we're confident that it will close.As part of my due diligence, I contact the lender to find out whether the pre-approval or POF is solid.