The Seller's got a contract signed with a foundation repair company with a guarantied quote, then wrote us a check for the amount needed.

I stand by my statement, and based on the few details provided here, it's more than just likely this space would not be a fit for a national restaurant tenant (either as franchisee or corporate signed deal). $1 psf/mo NNN ($12 psf/yr) NNN speaks volumes about the location from a national restaurant chain perspective. 

Do I fill out what I know already before I sit down and sign with seller?

Buyer in the beginning did not want to be represented, buyer declined services from listing agency, LA accepted offer with buyers agent on the contract along with signed agency disclosure.

On 9/14 I signed closing docs, expecting to receive funds the following business day.

I’ve been reading up on the requirements of becoming an agent and that I have to sign up with a broker.

So he signed the 1st year lease at $1495 I've made the mistake of befriending him and his family .

I wrote up a note for a 50k initial investment and my investor signed the dotted line.

I wrote up a note for a 50k initial investment and my investor signed the dotted line.

For example, if a client needed to sign paperwork, does the virtual broker have office space available or are you on your own there?