If I use the TREC contract, and then have the "assignee" sign the assignment contract (that has the assignment fee on it), then the buyer should hand me the check at that moment. 

The buyer had totally trashed the property and it was routinely loosing LOTS of money. 

This way, potential buyers can make custom requests before things are done.The other option is to partner up with a seasoned flipper in the area that has a crew and can help you finish the job.

I have a buyer whos lender wants a copy of the HUD-1 on a house that was sold in 2003.

@Jason McGrawMost sellers wont be open to giving your access to their records until you can show then you are a serious buyer. 

We are being told that it is standard practice to sign the following:Understanding Whom Real Estate Agents Represent - BuyingFlagship Communications Consent 1217Exclusive Buyer/Tenant Representation Agreement (MAR)Consent for Dual Agency (MREC)

.- No seller financing - Confirmation - buyer will be unrepresented ( no agent)- Closing costs will be split by the buyer and seller."

It all comes down to finding a good deal and leaving equity in the property for your end buyer after you take your assignment fee. 

@Jimmy Dudley  its sort of depends on where you live and closing customs.for instance on the west coast there is no such thing as a wet closing.. or having all parties come to the closing table.. simply never happens.so when we sell something here I usually go in and sign ( if I want to I can also just have them e mail docs and I sign and they send a courier to my office.. )this is done 2 to 10 days before closing.. then the buyers come in the 3 days before usually because they have their 3 day right of recession ( owner occ mortgages)  then the loan package goes back to the lender.. then the title company has to record in the morning.. and has to send recording numbers to the lender then the lender funds.. then the next day once this is done title company will cut checks or wire proceeds.. for us 100% wires we never get checks.. its always kind of comical when I am sitting in my office in Oregon closing a deal in some east coast state and the closing attorney sends me an email with the time of the closing and wants to know if that time is good for me like I am really going to be there..

A summary of that conversation is that the building's in good shape and leased out completely, but the seller wants a cash buyer, which is why it's priced attractively.