language in Wholesaler contract

[Julie Groth]

I just had this happen which is why I'm posting this. Had a house under contract with seller. Then, had my investor buyer under contract. Seller backed out. My buyer understands. BUT...made me think that I needed language in my contracts with investor buyers to the effect "...this property is under contract for me to buy. If the purchase does not go through, then I'm under no obligation to sell it. And, buyer assumes responsibility for any costs that they incur: appraisals, title work, etc? 

Does anyone have language to that effect that wish to share?