Although you can deal directly with the listing agent, you should have an intermediary to act on your behalf, it is always advisable to have a buyers agent representing your best interests. The listing agent is obligated to the sellers first if they have a signed contract. The agent you met with should have given you a copy of the IABS (Information about Brokerage services) by rthe Texas real estate rules and guidelines. Is this being sold as a commercial property? It's not listed on the HAR MLS residential. Surely the agent you met gave you all the necessary information on this property ?