Hiya,
Playing devil's advocate...
- If the agent has specific instructions from the vendor, then they do not need to present offers that do not meet those requirements.
- Even if you present the offer directly to the vendor, they will still be liable in most cases to pay the agent their commission. So, don't do this in the expectation that you'll be able to get a lower price simply because an agent is not involved.
- In today's market (and especially in Perth, from what I've heard and read), an offer below the starting line on a '$x-plus' price may not get you too far, as these marks are usually set deliberately lower than market. But, no harm in trying.
Good luck with it mate. As you suggested, it may simply be a case of walking away and attacking the next deal instead.
Cheers
James.