The honest version of when this isn't the right move
A house in good shape, with an owner who has months rather than weeks and a market that's cooperating, will usually net more listed with an agent. A straight buyer says that out loud rather than pitching every situation the same way.
What actually gets priced into the offer
Roof age, furnace age, wiring type, and any visible foundation or water issues. None of that disqualifies a house — it's exactly what determines the number, and it's worth asking to see the reasoning, not just the figure.