Or real estate agents.

If you have a good agent at Networth Realty they will get you a fair deal and keep both sides honest.

While I always prefer to do deals with local, responsive agents.

•Work with lenders that roll fees into closing costs(some hard money lenders do this).

Also area close to University of Buffalo.

Stay disciplined with your numbers, build relationships with local investors and agents, and be patient, good deals will come with persistence and the right approach.Good luck!

the terms of your agreement with the agent will lay that out

As you can see, not every deal closes or is a 100% smooth process. 

Wherever you took your broker's class you should have ample study materials.If you are talking about your real estate agent's license in NJ (that is not a broker's license), you need to take the initial class at an accredited agency and they will give you all of the materials after you finish the 75 hours for the test. 

Next Step: With with sparkies quote, I'd get that quote over to sellers and with an amendment all written up ready for there signing giving me a credit at closing for exactly that amount.