Will pay you hourly or commission depending on what you prefer.  

Commission expense?  

Then, about the same when you sell, PLUS the real estate agent commission, which is usually 6% (not always) and doesn't include any other fees (To answer your question #3.)  

That would indicate that to solve their problem they will need a sales price of $74,000.00 and of course this is not considering the cost of the real estate agent's commission , closing costs etc. but just for an example you can see where your deal has to be a fit for the sellers. 

I thought by offering a 3% buyer's commission, I would get a better response.

Here in Texas (having come from Longmont, CO) the number one complaint with the Texas Real Estate Commission is related to property management

Also, agents are generally required to use the state approved forms, by the real estate commission, their E&O insurance, etc. 

Account Closed or simply write the real estate commission describe your model and get a letter back telling you its OK or not.. any other advice or what have you will not suffice..

Of course being agents they earn a commission on the sales so its in their best interests to get the highest price possible and the banks are not accepting too many low ball offers.

I would focus on one that provides excellent training without the high commission splits.