[Beeman]

OK I'll take your side in this because I know where you're coming from. To make an offer on land that you don't have all of the information you want on it is foolish. See another post about septic woes after the land purchase.
Basically the real estate people want you to walk in with money and just blindly make an offer. They don't want to put any effort at all, except possibly advertising, into the sale of the real estate. They feel it's the sellers job to have everything in order. The seller on the other hand believes the realtor is or should do everything necessary to sell the land. What complicates this more is that with the real estate agent involved you don't have direct contact with the seller. As a buyer you actually have to provide motivation for them. Obviously their only motivation is easy money. So basically you have to do all of the research and leg work and then give them everything in writing and hope they'll follow through.

 

[Beeman]

I don't think I would do the buyer's agent suggestion, One leech is plenty. The only person any realtor feels any obligation to is themself. Again as someone else stated they only breathe when there is the smell of money in the air.

 

[Beeman]

A while back someone asked where to find a reputable realtor. I believe the response was, right next door to the reputable lawyer and used car salesman.
I understand how a buying agent works but since you are the buyer and you are the one with the money bottom line is you're paying the realtor whether it's yours or theirs.