re: Realtor Negotiations

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Dual agency usually comes about when someone has signed an exclusive buyer's agency agreement with an agent (legally making that person THEIR agent) and the buyer becomes interested in a property that the agent or his agency has a listing on. Not all states permit dual agency. And the ones that do usually require that both parties (seller and buyer) sign off on disclosures. But the confusion around this issue is what causes a lot of people to either get burned, or at least feel like they were short changed.

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Correct. If there is a confirmation of agency status I'll bet agent put him as unrepresented. No way you take on the liability if you don't have to. THey already had 6% locked up.

To OP, If you've got an experienced agent willing to take on rural property for 6% that is fair. Typically there are so many special stipulations and performance date requirements you need a guy who knows wtf he's doing. Raw land is generally not a barbie doll in a Lexus transactions. I've charged as much as 10% on these type deals because the time and work involved was worth every penny.