Going to have to go back to basics at outlined by David Greene to first start with a competent lender who can hopefully refer me to a top agent for the area. 

@Matt Chestnut so a PPM is a very thorough, detailed, and formal document that outlines the purpose and risks associated with the sale of a security.

The contract outlines the terms under which you will buy (close on) the property. 

I will follow up with her and make sure I outlined the details about late fee as stated in the lease agreement. 

However, it only takes one bad person to completely ruin our experience, and we need always be prepared for them as you never know who the bad guy is until it's too late.For next time, find an assignment contract template that outlines the deal involved and the specifications involved.I hope this deal worked out for you, and the seller was a man of his word and paid you for your ability to connect them with an off-market buyer.

Are you looking at any outlining areas of Nashville and Middle Tennessee?  

While it would still liquidate my cash assets (and potentially require me to take out lines of credit/tap into my IRA) it would be for a shorter term with greater immediate return.

On the schedule E under lending guidelines for Freddie/Fannie loans as outlined in Regulation Z  25% of the income reported is not counted (this is to account for vacancies and maintenance). 

And if you're paying by commission, you should probably get a contract outlining how they're paid.

Here is a portion of an email I received from Hilton Hotels this morning (03/12/20).It outlines what Hilton is doing about this situation.