This sounds like a rather pervasive scam.

@Kenneth Sesley  People from foreign countries lending money over the internet has scam written all over it unfortunately.  

Curt, there are old scams attached to non-refundable EM deposits, they are not down payments, but consideration for the contract.

Properties are booking very well on Airbnb/VRBO, but several properties without so much as an inquiry on BDC.Not even getting scam offers. 

I've noticed even when I explain it to friends, they look at me like I'm trying to scam the elderly or something.

The applicant said she'd paid cash and would get a receipt, but never gave it to me.People trying to scam us "evil landlords" so they can get a bigger nicer place they probably can't afford !!

I get leary on EBay, only because I have known people who got scammed/screwed there.

I feel like this is a scam to see if we respond and if we don't they are awarded $3k.

Let me ask you to consider ONE thing: if your mom, dad, sister, brother, best friend was selling their house and they got scammed, how would you feel about that?

Providing you have a good closing attorney the land ownership system in the USA is very robust and straight forward so providing you get insurable title and title transfers you can't be scammed out of a property easily