@Orlando Johnson- If you were going with 6% real estate agent fees the $12,500 number is incorrect. 

Are you a real estate agent?

A smart seller/listing agent will likely require a large EMD to tie you to performing on your offer, so be prepared for that. 

You could also engage the services of a buyer’s agent.

I'm a CT-based real investor, property manager, and real estate agent.

Could you please recommend any local real estate agents?

(2) no independent third party escrow agent?  

Just make sure you use a very honest agent that doesn't sugar coat anything and check the crime statistics and household income.

However, the suitability of buying and renting out a single-family home in Richmond can depend on various factors, such as market trends, rental demand, and property values (similar case with all markets, really.)Chatting with a local agent in the area can provide very helpful insights into the market, data, and specific neighborhoods.

There are a few options(1)You can get connected with the larger wholesaler firms in the area (2) go through PCPAO site and skiptrace the buyers of similar properties as yours, (3) hunt down the agents involved in the sale of properties similar to yours or go to local REI meetings and pitch it to the investors there.