You need something to protect you against all the eventualities - like another broker stepping in and claiming "procuring cause" for the buyer.I'd talk with your broker and get an attorney to draft that agreement.   

Tenant shall provide a certificate of insurance to Landlord demonstrating that Tenant has procured the required insurance coverage, within ten (10) days after the commencement of the Term of this Lease and within ten (10) days after any renewal or change in such insurance coverage.

If you were unlicensed when she brought the property to you, she is likely due the buyers side commission under procuring cause.

Also I am about to procure a line of credit on some equity i have in a couple of properties, It will cost me nothing until i use it but is 100% liquid and can have it in my account instantly.

I would not necessarily give credit for the rent already paid on the furniture because it took time and effort to procure the furnishings and it was a convenience for your tenant.

I usually buy 4-5 full kitchen appliance suites a year so trying to work on my procurement sources now. 

I guess that’s the benefit of the BRRRR strategy is that you can use other people’s money to procure the distressed property, but have little exposure on the high interest rates because of your ability refi with more traditional financing in the short term.

So it's the brokerage that would need to agree to modify the listing agreement and fee structure  with the seller.The listing agreement might have a protection period built in where commission is still owed once a buyer is procured even if the seller chooses not to sell the property.

a great real estate team that procures the lots for us and then resells..

That being said, I was able to procure my first buyer client roughly 6 weeks into being licensed.