We do have one. Thing is, she's representing both us and the sellers. There is another house down the street on sale for 166. 160 would be justified if it had any life left in the ac/heating unit and the hot water heater. It needs trim work, paint, new carpet in two rooms as well
A realtors job is to do what's in the best interest of their client. How can any realtor possible get the seller the most money possible and save you the most money possible to secure house. This is a big mistake on your part. And the realtor IMO.
I never do a dual agency unless the buyer is willing to pay full market price. I also do a 4% split vs 6%, the extra 1% for my paperwork, setup of termite inspection, home inspection, securing loan if necessary, closing attorney.
At the very least I would notify agent you are not comfortable moving forward without seeing the closed comps in area from the last 6 months, as well as active comps in the neighborhood, and go walk through every active comp you can.