My agent wrote in the stipulations that this money would go towards the sale at the time of purchase. 

It stipulates 3 things;1.

GAAP/IRS rules stipulate that the cost of inventory can only be recognized upon sale, as cost of goods sold.

His fiduciary duty lies neither to himself as seller or to you as buyer but to the transaction itself.Also stipulate in the contract that you choose the title company and then you choose the meanest stickliest title escrow company you know.Do not let any earnest funds to to his brokerages acct either.  

After providing the tenant and the housing authority with the required 30days notice of lease non-renewal , i discovered that the housing authority decided to not pay me for the last month of contract, stating they had to pay the new land lord (the one where my tenant is moving to)Funny enough, the section 8 contract does;t state any obligations or penalties for the HA in the case of non payment and also stipulates that the landlord cannot turn to the tenant to cover the missing voucher....

Borrowing down payment can be an option, but many loans have stipulations that down payment cannot be borrowed funds. 

The offer stipulated a deadline of 10am Friday.

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. 

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.

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.