@Paul Brar there is a lot to consider to answer here but basically lots will sell for 20-28% of the value of the house unless you have a unique location that commands a higher price.

When he said it is exactly how to do it he was right, from a certain point of view, level of experience and cushion for error in the bank.Last and not least.

I like some cushion! 

Instead of offering a "percentage-based" buyer agent commission I would rather post a " dollar amount" commission for a very unique high-end "estate lot"

It is something that depends on your unique circumstances coupled with an analysis of the law where you have the properties and where you live or do business or both. 

The way that I am setting this up is very unique and of course I can't give away all of my details but I'm wondering as a licensee if there's anything that I need to be aware of? 

The unique thing about investors for agents is that it's not a one time deal since you'll probably want to buy more relatively soon -- and hopefully the agent understands that.  

Dollar for dollar I understand that you actually lose money when you renovate a house so the real profit comes from being able to step into the potential buyers shoes and create a unique and comfortable living experience.  

It does not apply universally to every individual and unique set of circumstances.

I stopped by my agent's office this Sunday, after went through all the not so great value add deals, he pitched me unique opportunity that is not yet on the market.