Is he going about this in the wrong fashion, and is there a way to avoid these types of sunk costs after submitting an offer?

This seemed to conflict with what you guys were saying, because how can you have a buyer lined up before having a contract without marketing it in some fashion.

Call me old fashioned, but I love good eye contact and firm handshake to cement a deal.

or should I go the old fashion way of bandit signs.

I am trying to find an Eastern (preferably Northeastern) CT meet-up and/or REIA so that I might start making connections and discuss real estate in a more localized fashion.  

He has a few realtors and other folks he leans on in a similar fashion.

They will know the areas specific laws concerns and have them fashioned for the common problems of your given area these are based off years of local landlords and their legal regulational problems and how the courts wanted it structured. they have the tears of landlords used in them!

If you like your old-fashioned deadbolt and want a great lock box, I use a $38 Master Lock with light-up dials.  

. :-)I have been in real estate in some form or fashion for quite a while.

That generally means an old fashion hard and long work ethic.