What’s the best way to explain in simple terms Intermediary to clients.

The intermediary is the broker that represents both sides of the transaction representing the buyer and seller in compliance with the Texas real Estate licensing Act. The broker may appoint licensed agents to Work with the broker and give advice to the appointed client all with the clients consent, however since the broker is neutral they cannot advise either client.

Do you have a lender who specializes in land deals? If so, what do they do differently than your go to conventional/FHA lenders?

Any farm or ag credit that is part of the farm credit system, banks that are backed by securities, providing a cooperative of ranchers, farmers, rural land owners and agricultural producing rural land owners, like tree farms, the loans can be cattle, equipment, land, homes, anything related to living the ag life, unlike other conventional loans. Try Farm and Ag Credit, or Lonestar Ag Credit