Recently, the Coast Guard has put a mandatory use of housing stipulation on all orders in locations OCONUS, so that has limited my pool of potential renters.

Yes, with the earnest money being sent to the title company as long as there is nothing in the contract that stipulates being liable or otherwise, shouldn’t be anything other than the earnest money, then the buyer takes over from here.

I bet you the prices and stipulations are different.

However, do verify that the policy you are considering is applicable to a private lender and does not stipulate the lender be licensed (we bumped into this ... it was a surprise to everyone, including the title insurance agent with whom we were dealing).

I am in a similar market like yours, so If I were you I would check the buyers credentials (FHA/VA/CONVENTIONAL), Pre Qualification and if it checks out OK and no crazy stipulations, sign it and move on to the NEXT :-)

The contract lays out the following stipulation in regard to the fees:Broker’s Fee, paid by Buyer to Broker, is as follows(a) In a purchase transaction with a seller represented by a real estate broker the fee is 3% of the sales price OR $2000, whichever is greater, AND(b) In a purchase transaction with a seller who is not represented by a real estate broker the fee is 3% of the sales price OR $2000If the amount received from the listing broker is less than the amount in above, Buyer will pay Broker the difference, unless seller agrees to pay the difference as a term in the agreement of sale.$595 of Broker’s Fee is earned and due (non-refundable) at signing of this Buyer Agency Contract.

Of course, there are stipulations that come with it.

Also, the property was not delivered broom clean as stipulated in the contract. 

It sounds like their purchase contract may have stipulated that you would provide the title at closing or something to that affect, so you may have an issue, but if it wasn't stated like that I would not send that title to the buyer until they have paid it off in full....including the .55 every month.Like @jeffcopeland said, I would contact the DMV for some advice. 

Everything I've seen in San Diego stipulates no showings until the offer is accepted.