The agent performs ministerial deeds only, not favoring the interests of one party over the other.While disclosed dual agency is legal in many states, it is a massive disservice to both buyer and seller. 

I believe they extended till they hand over the government to Joe B and once we see good result in Georgia over democrats' favor then because of many socialist they will extend even further.

Currently the Phoenix market is strongly in favor of sellers but if the market changes you might be able to make it work.

Open accounts at one of the big banks that have favorable hours that fit your schedule.

My advice is to either make the deal more favorable to you, i.e. maybe a 50% down, point them toward down payment assistance programs in your area, and/or offer them seller credits for closing costs or down payment, and let them obtain their own financing.

As in, can you still get the favorable owner-occupied loan/terms if a small multifamily unit also contains a retail location on the ground floor?

It's overall bad news for those would-be buyers who hoped that COVID would present them a more favorable market. 

Spell out this is top dollar along with the lookers traipsing through their house, (COVID paranoia is in your favor here) and lenders requiring repairs.#2 What a landlord might offer.

Be warned that you are now speculating (educated gambling), and a gentrifying neighborhood can quickly fall out of favor. 

We are coming from heavy rent-controlled jurisdictions, which I am assuming in TN is much more open to favorable landlord/tenant relationships without all the rules?