The bank is requiring a private road agreement and there is no such agreement in place as of right now.

First, read the agreement you sign to register for the auction.

I know that OF agreements will be whatever two parties agree on, but I'm hoping to gain a better understanding of what might be possible that I haven't considered. 

(Agreement with your client that grants you the authority to collect on this alleged debt.)

I wanted to know if anyone has a finders fee agreement they like to use that covers all the bases? 

This might reduce the time and resources you spend finding buyers for each deal, which could, in turn, lower your marketing costs and the need for extensive negotiations.Also, to clarify, the exclusive buyer agreement would only apply to the leads/addresses that the buyer provides.

The preexisting rental agreement is way under market value for a 2/2 at 917 Sq ft.

The requirement to enter into buyer-broker agreements I view as neutral.

Otherwise you can do great harm to a seller that is reliant on the sale agreement  if you are unable to assign the contract.

The most common benefits a landlord can get from an arbitrage agreement are: reduced vacancy expense, decreased maintenance costs (most arbitragers agree to fix any damage done by guests), increased rent (most pay a premium), reduced number of hours managing the property (aka it's more passive)Some less common benefits, but still worth mentioning: Using the property to host their own guests at a lower rate during the "vacation season", Revenue sharing, arbitrage managing landscaping, and other management tasks.