From "Ask Kit!":
Q: How can I make an offer for a bed and breakfast that is for sale by owner? I only know how to buy houses when I can go through the seller's agent.

A: I'm biased on this topic. I think any buyer should have their own agent, whether the seller has one or not. When I was a B&B Broker I counseled my clients to first ask if the seller would pay a commission. If the seller wouldn't pay a commission we would still pursue negotiating a sale price and then add a commission on top of the agreed price. Those two approaches have always worked for me.

I can see the possibility for the seller to refuse to pay a commission under any circumstance, but that would clue me in that they won't be reasonable in other negotiations during the purchase process. I'd personally walk away from the deal.

There are several B&B Brokers around the country. The oneo I often recommend who happen to be on the east coast is Peter Scherman of the "The B&B Team" http://www.bbteam.com, 434-286-4600

Bobbi Zane at Yellow Brick Road http://www.yellowbrickroadnl.com has a list of other B&B Brokers around the country. And if there aren't any B&B Brokers in the area you are looking, then hire a real estate agent you feel comfortable with and work with them.