Concrete decks have some clear advantages:1.

You can also set up alerts by going to http://www.biggerpockets.com/alerts which will notify you anytime someone uses the keywords you select.

Since you are working with a buyers agent, and I assume s/he is assisting with some of the sourcing of deals, you might consider this situation a learning experience as what to expect when you get into competitive buying situations.Depending on the price of property it might be advantageous to reach an agreement in advance with your buyers agent to pay them a fixed fee or % of the agreed to price when a similar situation arises.

In small towns there is a lot less competition from a buyer standpoint so take advantage of that in negotiating your buy price.In order to make small town real estate work (at least on a larger scale), I think it is imperative that you be tied into the local community. 

BP is a great community, make sure you take advantage of the key word "alerts".

If you are doing it with a friend its a multi-member LLC  not a single member LLC (unless you just want to do a JV agreement) so your operating agreement should spell everything out.With that being said there are definitely advantages to having an LLC such as financing and sometimes tax related advantages but  if you are not raising money its may not vital to have an LLC though your own situation may vary.

Perhaps  I will make it available someday for review by a select few so that they may incorporate some of the layout, ideas, and features needed to get a bigger deal consummated. 

It is fun to find a community of like-minded, excited individuals, who are interested in working to the success of everyone, rather than the advantage of self.

Our privacy laws prevent the use of the fancy software you Americans can take advantage of.

You have an advantage over most people because you currently run your own business verse working for someone.