You touch upkn many issues here. Lets see if we can devide them logically:
1. if you do not trust your realtor, walk away and find another one you do trust. Interview some if you need.
2. The pest report, if don e by a reputable compnay, gives you many details about what is wrong with the property (structurally). Remember a pest report does not contain a home inspection part .
3. Your realtor should be able to give you advice in a multiple offer scenario. I use strategic scenarios to buy property.
4. Your agent should have a very good idea about area property values. a CMA would take care of that.
5. Lastly, your realtor should speak with the listing agent to get as much info as possible. That might not include offer prices, as that would be unethical, but could include types of offers.
Lastly, the listing agent on the previous property sold, should still have some info on that property, which we almost always share withe each other.
Hope that helps.
Are you, by any chance, working with the same realtor who is listing the property? If not, then in todays multiple bid market, it would be difficult for your agent to know what other offers are at unless the listing agent was forthcoming with that info. The pest report can be obtained from public records. Best thing to do is look at comps and bid what you feel comfortable bidding. If you like, I can give you comps on the property. Just drop me an email. Good luck!
I am going to jump in here as well. The information that the previous agents gave you is correct. I don't know if you know, but pest reports are legally required to be stored for two years by the State of California, so someone has the report. You can call the board, but it would be much easier to get it from the original listing agent.
If you don't have a pest report on the unit you are looking at, you can get one during your inspection period. If you don't like what you find, then you may cancel the contract.
You didn't mention whether it is an REO, but one problem with REO properties is that listing agents often don't know a lot about them. Keep in mind that can be difficult to get loans on condominiums that have ongoing problems with the HOA's, including litigation with builders regarding water damage.
As far as the issue with your agent... most likely it is a misunderstanding between you both. Agents often use shorthand to explain things that seem clear, but to buyers are confusing. Your agent wants to help you get the property and sometimes seems pushy while trying to help you reach your stated aim.
First, write what is affordable for you.
Second, do your own inspections.
Third, make sure your lender knows owner occupancy and other pertinent facts about the building.
Fourth, follow your timelines and cancel your offer within the timeframes if you are not satisfied with what you find.
All the best!
Your agent could call the previous listing agent to see if a copy of the reports could be obtained, even if they are no longer available on line.
The Buyer is the final arbiter of price. Look at the information for the most recent comparable, factor in the pest report once you have seen it, and determine what you think the value of the condo is. If someone else thinks it is worth more, they will offer more.
Your agent can ask the listing agent about the status of other offers to see about where they are. The listing agent may opt not to give you any information, but it is worth asking.
In the end, he is YOUR agent. You determine what your offer price should be. If he is unwilling to write the contract, or provide you solid data to support his offer price, you may need to look for representation elsewhere.