Should I sign an exclusive agreement with 1 realtor? Out of state

[Chris Collins]

I'm looking out of state to purchase buy-and-hold small multi-family. 

Yesterday I had a call with a realtor in Austin, TX. She deals mainly with investors, and focuses on multi-family. So that's great, just what I need. But...

I was then sent an exclusive agreement, good for 1 year from her. She asked that I sign this before she sends me any properties.

"Client grants to Broker the exclusive rights to act as Client's real estate agent for the purposes of acquiring property in the market area."  Time in place: 1 year.  (it covers Austin, as well as surrounding counties Travis, Hays, Williamson, Bell and Burnet).

Basically, if I sign this, I'm limited to deals through her and her alone. If I personally find a deal, obviously I can bring it to her to represent me, but if I were to find/buy a property with another broker, she gets the commission from me as a penalty. 

My understanding, is that you want multiple agents sending you 'deals' to find 'the right one' and then you buy it.  Have them working for you, and that's how they make their commission.

But I also understand, that they wouldn't want to work all those hours finding and sourcing deals and sending them your way, if you're just going to buy a different property with someone else and waste their time.

I'm all about 'everyone gets their fair pay for their fair work.'  But please everyone, let me know if this is out of line? Or the normal practice?

thanks for your wisdom!

-Chris