Hoping a lawyer will jump in but here are my thoughts. Any written agreement that includes terms, dates, parties involved, the address of the property, and your fee is "technically" binding. Now whether or not its enforceable and/or worth your time to pursue legal action should the contract be breached is a whole other question.
Any legit buyer is going to want to keep you happy especially if you are bringing them deals. I love Bird-Doggers and want to make sure they stay happy. If you are finding discounted deals then collecting your fee should not be an issue. Focus on building relationships with strong buyers and most of all delivering good product.
Feel free to PM, I would love to take a look at anything you have.
Thank you Andrew, about the contract situation though pardon my ignorance but how do I go about getting a proper contract written. up is it necessary to get a lawyer?
If for nothing else to at least inspect the contract?
Dain Caesar I would recommend that you at least talk to a lawyer. The cost for a lease is generally pretty expensive if you pay a lawyer to make one for you (most firms who do this regularly have "golden" templates, including mine).
But the value is unmatched. A vast majority of my cases come from landlords who use defective lease agreements, especially involving security deposits. One bad tenant with one bad case will easily absorb the cost of paying to get it right the first time. There are leases available online, etc., but you have to look at this like a professional. Your lease is the backbone to your entire operation. The lease is not the place to cheap out, both in time and money. My opinion, of course.
One rule I preach to my clients: it is always-ALWAYS-cheaper to be proactive then to pay me after the fact.