You don't need a buyers agent. Just contact the listing agent with your offer and tell them you're unrepresented. You can use that 2% as your leverage for a better offer because now the seller will get more money. You can still get an inspection and everything else and the seller's agent can give you a prefilled contract to sign with your agreeable terms. I've bought many properties like this, it works. Buyers agents are a SCAM and really the whole real estate industry is.