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As for the 3x3 split mentioned by Nota:
Listing Agent gets 3%
Selling Agent gets 3%
Listing agent can sell it himself, and get the 6%.
With no agent on your end, its an open listing. The buyer has an agent, unless I am misunderstanding. The agent's commission in this case will be entirely between he and the buyer. On an open listing, the buyer's agent will want his 6%, and sometimes get it.
Again, get a concrete lease amount- the only variables I would be comfortable with would be those outside of buyer control (i.e. set rent bumps, CPI increases, etc).
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