You have a very small chance of finding a bargain and buying it from an unwitting seller and agent. You have much larger chance of overpaying and taking over someone else's problems.
You also mention broker license preferred. Why? Some of the best agents in the area are just that, agents. A broker's license doesn't add any contract or sales expertise to a real estate salesperson. A broker's license is only important when you manage an office or have responsibility for the activities of other licensees.
You are looking for a pre-MLS listing in Cupertino. Do you mean You want to be the 1st buyer to see a Cupertino home? You need an active local Cupertino realtor who is working in Cupertino office long time.
Thanks for clarifying.
I'm not to sure that I would use a buy-side agent recommended by the listing agent. Keep the transaction at complete arms length. You'll never know what the listing agent and the recommended buy side agent may have worked out prior to you getting involved. Will that recommened buy side agent truely work for you or just do what the listing agent says to get the deal done. I suggest finding a solid agent who represents your interests and your interests only.
Or, I'd be interested in a listing agent who has an upcoming property in the area I'm interested in to see if the agent can recommend maybe a buy-side agent to help close the deal (which raises the second question: is it a good idea to work with a buy-side agent recommended by the listing agent - any conflict of interest I need to be concerned about).
I get the gist of what you're trying to do (you want to get a home at a great value), but it appears that you might be hurting your own cause with your comments. Let me explain... you write that you want a good buyers's agent who can find you pre-mls properties (I assume this agent will be networking with other cupertino/monta vista area agents in order to find that "off market" property).
Later you write that you want to locate pre MLS properties and buy directly from the listing agent. What is the incentive to the "good buyer's agent" if your ultimate goal is to potentially buy the home directly from the listing agent. I guess what I'm asking is what assurance is there that if your buyer's agent finds that great property, you won't go around him/her and buy directly from the listing agent?
Why not hire a good buyer's agent and have him/her work exclusively for you? Otherwise, it sounds like a great reason for an attorney to get involved in a procuring cause lawsuit.
There are a couple of good questions asked below and there are many other questions that need to be answered before you will have your answer.
A minor point that I'd like to make is that even if you have your answer and there is an opportunity exactly like what you're looking for, you wont be able to take advantage of it because you're not ready to buy right now. It'll make more sense if you ask this question when you're ready to buy.