First Subto Deal. How does EMD work?

[Alex Ng]

I have a wholesaler who is whosaling a subto deal to me. It's too good to pass up. He's asking for 3k EMD. I've never done a subto deal before. I know it's different from a normal real estate transaction. Is there still a due diligence period? Would I be able to get my 3k EMD if it didn't work out? How does this work? Do we just go into escrow and the title gets transferred to me but the name is still in the original owner's? What if I wanted to use a HELOC or cash out refinance? How would that work.