Consider your costs to acquire a property, financing, insurance, payments, title and settlement, that alone can get an owner to be motivated, especially in a slim deal, toss in a couple grand, show they are out of the loop, everything will be managed for them.

You would get your fee at the settlement table just like any other assignment.Having said that - I have never actually done it.

I am also thinking we could do a lease option if we can find a buyer before our settlement date, we can collect $4-5k as a down payment.

Would you please take a moment to list the top factors that in your experience really lead to deep write-downs on the loan settlement?

Cozy is free for 5 day settlements but charge $2.99 per transaction for 3 day settlement. 

Buyer was female just out of a divorce, got a lump sum settlement and wanted the security of owning her home.Lots of houses sell for cash.

And, the buyer may give 10 days notice and move to settlement any time over the term of the agreement.Now, let's agree that if all amounts to escrow were deposited as agreed and the buyer fails to close, that the seller then agrees to extend the contract for like term with the requirement of continued escrows being contributed at the same rate as originally scheduledOh, let's go ahead and give the buyer possession prior to closing, with an additional deposit they can move in and pay rents.So, what we have is a lot like an installment agreement, but not really in some aspects;There is no note, no financial obligation created.

Generally the seller won't see the buyer's HUD-1, just get with the settlement agent. :)Edited, it depends on how you structure your deals, you may not even need to be there, your fee is usually paid by the buyer.

Assign the contract to the buyer for your fee and show the assignment and fee to the closing agent so they can prepare the buyer's statement of settlement, it doesn't appear on the seller's side.

There could be a settlement before you sue them, might try that as to expenses and damages agreed to in the contract, there are damages recited for the seller in your contract aren't there?