It is not a transaction.

Some gurus tell practicioners of sub-to to hide transaction from the lender by saying the lender doesn't care as long as the payments are being made.

Closing CostsMake sure you also budget for closing costs, which are a collection of fees and payments made to the various parties involved in your transaction.

The risk to my business is much too high just so the agent can make a little more money on the transaction. 

But reality is no one selling mentoring is going to really dive into the credit and capacity to transact with their students the focus is just getting the fee to them in the door.. regardless of how they do it.. the one that I dont care for is encouraging and showing them how to raise their CC limits so they can pay for the mentoring services..

Please share any helpful resources, your personal experiences, and what you have found to be valuable with every transaction.

No one will be losing any commissions besides the broker who is negotiating the transaction for you  

Do they suggest how to enter the transaction accurately or enter an adjusting Journal Entry.

Are there any knowledgeable mortgage or finance brokers in the Houston area who have expertise in similar transactions?

@Allison Littman To structure the purchase creatively, you could split the $600k transaction into a $400k purchase agreement and a $200k charitable donation to the seller’s tax-exempt organization.