How I have seen an hourly rate structure for a buyers agent work is like this: a non-refundable retainer is first paid to the broker. 

You can send out to an agent in the state and get a referral fee, generally 25% like @Nathan Gesner said.

Hope all is well.

These typically include services like renters insurance, HVAC filter delivery, pest control, and sometimes utility management.

I would run from people like OP as an agent. 

The buyers did a long inspection, multiple days... made a huge request for concessions based on what we knew to be purely made-up issues.

What I like about multifamily is the splitting of costs.

from my advice rural properties and developments aren't successful and you are climbing an uphill battle. sounds a little niche. we focus on developing and not reinventing the wheel. if this is truly what you want to focus all your time and energy on then visit the closest 5-10 of these that look like the ones you are interested and ask if they'd expand or build a secondary one. do a lot of research before you just take action 

No sure about that as buyers want to see the finished product and showing them before pictures will often not be well received.That's funny, my wife said the exact same thing about showing them the before pictures. 

On Real Estate Rookie Youtube we just released a new Rookie Reply episode that has a question pertaining to First Time Home buyer's.