My question is how should I do this so I stand out from different brokers?

If its a 4 month flip and you had cash for it, with only 10k in repairs you would stand to make about 7k. 

Because the seller would be heavily in debt after the closing and would have to take out a loan to complete the sale this has created a stand still of the process even though the buyer has paid earnest money and hired a property inspector and R E Attorney.

He says he stands behind his product 100% but if that is true, why not offer enough time on your guarantee to conclude the training and really be able to dive into the software(maybe 60 days instead of 30)?

REIA stands for Real Estate Investment Association. 

Other than the massive paperwork you might not know where you stand for 60 days. 

I think I will just have to wait out this year lease and see where I stand by that time.

I have been asking the seller to speak with his neighbor to see where we stand on either purchasing the piece of land being encroached on or working out some type of easement.

Then you should choose the first qualified applicant instead of cherry picking.Set your rental criteria up front and stand fast.

Some people wont counter but most do and then you know where you stand.