". . . The particular property he's looking at is raw land, but listed as Farm and Ranch, the red river actually runs through it . . ."
Are there restrictive Covenants or Easements along the banks of the River which would impede development ?
What does the Buyer intend to do with this land, and how much of a parcel is he looking to procure ?
So when you use the word "Client"
, you do intend to communicate that you already bear a Fiduciary Responsibility to this person as his Agent ?
Do you have a Broker who can give you some guidance . . . . in lieu of a lengthy course?