Should I be offering to do 'administrative duties' in exchange for their knowledge?

It may also tell you that in order to convert this property into residential with 3 or more units you have to conduct a administrative or neighborhood review and so on....These are just examples. 

Small Business Administration website (https://www.sba.gov/category/navigation-structure/starting-managing-business/starting-business )"21 Things I Wish My Broker Had Told Me" by Frank Cook (Dearborn Real Estate Education 2007).These will all give you different perspectives on what you need to know to be successful.I also recommend talking to some brokers about their cost structures and expectations.

They are (ostensibly) to provide services, administrative oversight, and protect the interests of the development as a whole.

The Clintons and their staff revived a program that well-meaning but clueless Jimmy Carter had created, (CRA) and Reagan shuttered was revived by the Clinton team to save their administration from a major recession on their watch.

It is a different structure that is aimed at capitalizing a business and comes with a good bit of legal and administrative overhead.  

The administrative burden of monthly payments, non-pays, etc. may not be worth the lost rent of "1 month free"...and could always increase rent after contract expiration.  

I was working in hedge fund administration and felt similarly to you.  

There is no personal representative of the settlor's estate to whom Letters of Administration have been issued.

The numbers currently seem to add up to about 59% for acquisition, rehabbing, some administrative and resale/marketing cost.