I have disclosed agency to my birddog but have not had any contact with the seller yet.

As of late, realtors and agencies are pushed to sign many people to ensure that they are working towards an end.

I'm looking to start out as a flat fee listing service and offer buyer agency.

You will have to disclose agency ALL THE TIME so forget about your current advertising and the way you're currently dealing with sellers.As an investor who got licensed I can tell you this will likely not help you in your investment goals.

Christian,Bad agents can be an issue.With some agencies they will not take offers until X days have passed.

Islands aren't cheap, and a lot of them that are small enoough to purchase the entire thing have weather issues and/or lack of drinking water.I do see some large fancy developments going in on larger islands where you don't own the entire island.

but in my mind well worth the time and effort..or lack of effort.

If you lack the cash when you find a great deal you need to get someone else to invest with you.

They just don't have the ability to move the needle at the park, nor will they care as much as you do as the owner, so you will be left disappointed with their lack of performance.

Same applies to any endeavor though from running a business (see the agency problem) to investing in stocks (financial advisors, mutual funds etc.).