The agent probably wants you to pay a decent deposit, then get you to agree to release the deposit once the contract is unconditional. Once the deposit is released, HE gets paid!
Bad luck, difficult to appreciate now but I often encounter this situation where you miss out on a property you think is great and then soon after something just as good or better appears.
If this it to be a home rather than just an investment then it's more than just a case of looking at the numbers. If you are in a desirable suburb and competing against other home buyers who just have to live there (school catchment area perhaps) then there is a premium you often have to pay.