If you can't get a HELOC now because of low LTV, I would take it as a sign that you shouldn't take out that loan right now.

Going to guess that they have a solid contract, that you signed, that states they make no guarantees or warranties about the referrals they give.

Most of these young adults have no debt issues or credit for that matter... two of them said they don’t even have bank accounts due to not having parents to sign.

If they say they do not need to fill out a W-9 as they are exempt from 1099's being a corporation, then they still need to provide a filled out and signed W-9.

I signed a commitment to sell based off of those figures.

Best thing to do is be alert and try to stay away when you spot potential sign of trouble coming your way.

And I personally like it because now the commish is on the counter offers and the buyers have to see it and sign it..

When you do a refinance, you are signing a 1 year occupancy clause so you have to plan on staying in the home at least 1 year past a refi. 

For LP the question still remains: you want to lose 200k now or lose 500k later, all for to just generate 200 bucks cash flow.I'm an adult, and am responsible for my decisions, including the contract I sign as an LP with the GP.

Should the property garner no interest from their buyer list, their Realtor list, their social media posts, their offering on BP, LinkedIn, FB, various property investor websites, yard signs, etc. then they would probably be willing to share their fee.