When you use and agent the earnest money is generally collected by the buy side broker and then deducted from their proceeds at signing.

If all else fails, looking up their broker is super easy to do, and contact them and make your complaint.

I actually think the owner may be a mortgage broker by occupation, but that is unrelated to his ownership in the property, as I believe he purchased the home from his mother for $1 15 years ago prior to her death. 

If you are working with a CRE attorney that knows what they are doing, $1500 is a bargain for a custom PSA and organizing a LLC with operating agreement, resolutions, etc.

I actually had a meeting with a representative of my broker this morning and there are a lot of rules to be careful of when being an agent and doing wholesale.

    :)unicorn dust = broker proforma...

While searching for an investment, build up your team: PRO's like RE attorney, accountant, GC, inspector, mortgage broker, and RE agent. 

We are going to start developing land that we bought across from an In-N-Out as our first development and I would love to hear your thoughts on how we can maximize our investment.Also real estate agents / brokers who have worked with large retail or commercial tenants, let's talk.

Insurance - Talk to your insurance broker.

I was able to reach out to some brokers/realtors in the area and get some really solid advice on how to approach this.