How do I negotiate with the seller, when I have a buyers agent?

[Carson Deyo]

Hey everyone, I am looking for some advice on my first deal! It is an old house that needs around 30K of work. The property originally listed for $500k in January and came down to $480 K in February. Two weeks ago I offered $427K. He countered with $470K. I then was asked to give my best offer, and that was $440K. After using the rental calculator, I MIGHT be able to go up another 15K.

I put in the $440K offer a week ago and have not heard anything. Granted, he is in the Philippines currently and doesn't always have cell service. I have a buyer's RE agent, and he has a listing RE agent. According to the comps, he is asking for around ARV of similar properties in the area, and not accounting for the work required, or he doesn't care. Obviously he is not a motivated seller, as he turned down an offer for $425K, and a cash offer of $460K where the buyer backed out due to the coronavirus. What should I do? How do I negotiate while having a RE agent? Obviously I will stay silent until he responds, but if he comes back with something well above my $440-$455K limit, how do I negotiate or talk some sense into him with my RE agent?