Have qualified Home Buyers choose you to represent them.
Understand that what the Buyer is telling YOU is important to THEM.
Instead of filtering out homes based on number of bedrooms, baths, size, etc. Think of the homes that you know in the area that would be perfect for the buyer. Use your local knowledge to show the buyer that you know the neighborhoods, schools, places of worship, office buildings, shopping centers, etc. This is your time to prove to the buyer that you are the right real estate professional for them to hire!
By demonstrating to the buyer that you understand their needs, know the local area, and are a professional that can do the job, you put yourself in a great position to be chosen to represent them. If you have previewed the home, make sure and tell the buyer that, along with information about how it fits their needs.
You may certainly describe for the buyer different properties that would fit, and if they are already listed in the mls, then it is ok to give them that information. The fact that you are the one that understands their needs, and have provided the right homes encourages them to reach out to you and work with you on a home purchase.
For off-market pocket listings you know of that would fit their needs, you need to protect your commission a bit more. In other, words, describe the home in detail, why it would be perfect for them, and if they are interested in seeing it, they may contact you. It would be perfectly reasonable for an off-market pocket listing to ask the seller to sign a single party listing agreement.