For me, I find being honest with the Seller up front is the key. If you let them know that you represent the end buyer, they will work with you most of the time. The beginning P & S for me reads "Between Seller and ______ Buyer and/or assigned Buyer."
As for Default:
Explaining that the Default has been deleted entirely - in the event that the end buyer backs out, it will allow you to have the opportunity to replace that end buyer with another. Making them feel secure is key, them knowing that this is removed so that you can still help them out in the event the end buyer backs out - that you will need a little time to get another so that the sell will still happen.
I use my Inspection Clause as my fail safe.
"This contract is contingent upon the Buyer's Inspection and approval ... Buyer shall have ______ days after acceptance."
Under acceptance for 'as is' I include "If Buyer's agrees to accept the property as is under attached ... does not preclude Buyer from inspecting the property under "Inspection"
Always consult with legal in your area/state to make sure it is legally permitted as a fail safe for you. In the event you choose to use the Inspection Clause as an exit strategy - make sure to provide them with a letter stating that it did not meet your inspection within the allocated time.
