They are people too, and make mistakes.You could try going through the listing agent first, point out that the contract stipulated that you were due the security deposit.

I'm very new to the real estate investing world, but that does seem like a lot of stipulations that he is guiding you into.

If that is the case usually all liabilities and contractual agreements transfer to you the new owner unless you stipulate otherwise before closing.I do not know how much money we are talking here.

Sometimes buyers or agents will pay the negotiator, but if the money is coming out of a buyer or agent's pocket, rarely do they want to pay the high fees an attorney charges, so that generally won't work either.So, again, you're correct that a licensed attorney can legally negotiate loans in Georgia, but from a practical standpoint of how short sales typically work (and how negotiators typically get paid), most attorneys won't touch short sales in Georgia as there is no practical way they'll get paid a reasonable fee for the work.Here is part of the regulation that contains the exemption list (see 7-1-1001(a)(5) for the attorney exemption and stipulations):http://dbf.georgia.gov/vgn/images/portal/cit_1210/44/5/143622413GRMACodeSections_ver7-1-2011.pdfNon-profits -- and lots of other people/situations -- are in the exemption list as well, though none of the exemptions provide a good method for investors to negotiate their short sales.

The offer stipulated a deadline of 10am Friday.

I am going to have to read over this again, however upon first read the verbiage is intentionally very loose with the intent to derive stipulations on day only where there "are currently none".

Write a check made out to "escrow" and stipulate in contract offer that EMD will be deposited into escrow within 3 business days of written acceptance.

Additionally, if you decide to leave the program there is a clause in the contract that you sign with him that stipulates you either can't compete against him for deals in the local area for 3 years, or you owe him his percentage for 3 years, something along those lines that makes it difficult to ever leave the program, I don't remember which.He says that buy and hold is the riskiest investment you could ever be in, that's easily said by someone who was wiped clean by buy and hold during 2009. 

Be sure and put these stipulations in your next lease to avoid any issues.

Certain stipulations apply in this case, you must be on qualified extended active  duty, have to move 50 miles outside of your "permanent area",   Doesn't sound like it will affect you, since you are looking to sell, but something to keep in mind in the future.