- @Agents - how would you prefer to be respectfully informed that the buyer has decided to work with someone else?

They will have more information on the property than just a random buyer's agent and they are happier to work with you and show you the property because if you buy directly from them they are getting the whole commission and not splitting it with a buyer's agent.

I decided to pass on the blessing and I sold to owner occ buyers that were able to carry the license to run as str's.All that said, there is one way to do it here even as an out of state owner.

He may note iIf the new buyer uses FHA, VA or low down (<20%),the lender may not approve a mortgage.

They’re wholesalers...not real buyers.  

Contacting the "third party" buyer?

Her incentive to do this is that she'd rather loose $20,000 than the entire $66,000 she has in equity.Clearly, I need to verify the creditworthiness of the buyer, verify that they will in fact be able to refinance, verify they have strong homeowners insurance, walk the property, get title insurance, have lawyers draft the needed documents, and make sure it's all properly recorded and collateralized.

This style loan really detoured other buyers, but seemed very simple to me.

So if you make an inflated offer including closing costs and the property doesn't appraise, the deal has to be renegotiated if the buyer doesn't have the money to pay closing costs.You can also take a slightly higher interest rate in many cases and get a lender credit to cover closing costs (or a portion of costs).  

A buyer that lived in the apartment complex down the street saw our yard sign and approached us with an offer right away.