@Russell Salinas
Welcome to RE Investing. I believe all three, you, seller and buyer want some sort of security. Buyer and Seller seem to be nervous on your ability to close. I agree with Brent on the negotiation skills aspect as well.
I believe REI are trying to solve a problem to your buyer (he needs investment property) and to your seller (he needs to sell), so what I will do is talk to your buyer and tell him:
"I have a great deal that will leave you with great profit based on this numbers... However the seller wants to deal directly with the buyer. This is our first deal together, but like this there could be more. Would you be ok putting X amount in an escrow and I will put you in contact with the buyer."
If the deal closes the X amount of money is yours.
Another thought, will be to ask your seller to give you an option to buy the property. I am not sure the seller will agree to this since he wants to deal with the buyer directly.
Either way, finding the deal and securing the deal is the most important aspect when you are working with low capital.
Disclaimer: I am not providing legal advice, just my thoughts and opinions based on my experience in Florida. If you want to be sure I would suggest that you look your specific laws for these techniques in Texas.
