How would you construct this AOS?

[David Mitro]

I just completed my first fix and flip and have buyers who are interested. We agreed on price terms etc, were under contract for a few days and then I find out their lender can not approve them due to student loan and judgement issues.

I put them in touch with my mortgage broker who assured me he can approve them, with a settlement date in mid April, if they make 2-3 months worth of payments on those debt issues.

Is there a way to reduce my risk and protect myself? I was thinking something along the lines of requiring proof of payment each month on these debts, making the $2,000 deposit non refundable if they miss a payment and stating I won't make any home inspection repairs?