In the past I would often show investors 1-2-3 properties without a buyer's rep agreement as we got to know each other. 

I would add that you should definitely checkout some local real estate meetups as that's the best way to quickly build a buyer's list. 

Find your cash buyers via propstream, batch leads etc.

What the DOJ and consumer advocates are saying, is that buyers and buyer agents should be setting the buyer agent compensation amount, not the seller.

most contracts your 5k is your liquidated damages in most contracts. .. so snag that fire the agent and find another buyer if 13k is that important to you.. for sure not worth hiring an attorney for. 

The buyer agency will outline the commission but I always ask the sellers to pay my buyer agent commission.

Normally seller pays buyer agent fees

Quote from @Charlie Martin: In hopes of not sounding ignorant, are there any low to no money down financing options for a first time investment property buyer?

Partnering with a wholesaler sounds fine, but check the real estate licensing laws in your state before bringing a buyer for a commission.You might consider getting your real estate agent's license and legitimately earn what your skills, drive, and experience truly command. exactly wholesaling or bird dogging is not a life time or long time occupation  RE sales can be lifetime and if your any good at it at about year 10 you should be getting all your sales from referrals and such.

Me and my girlfriend are currently saving to purchase a home within the next year or so to start house hacking, my concern is how signing the lease option to purchase contract will affect our eligibility for first time home buyer programs?