I am currently listing and selling land and farms in the area, they seem to be the only real estate actively moving right now.With 20 + years as a Broker, I am confident that I'll be full steam ahead very soon.

Do you think it's even worth talking to a mortgage broker for such a small loan?

You might call that agent's broker to ask about a better contract, I'd bet a multi is available through the Board of Realtors, if that broker doesn't usually have such business he may not stock 500 copies for the agents.I agree with Ned, begin with a basic meeting of the minds with the seller before sinking money into deeper negotiations and due diligence.$2500 may be steep for a boilerplate contract, but if he's representing you, doing the contract and taking you to closing (not closing but getting you there) that's cheap.

No equity no deal IMO.Get together with a RE Attorney to ask or get the correct paperwork suitable/legal for your area.Find buyers by networking with investors, agents, brokers, lenders, attorneys, craigslist, bandit signs, newspapers, etc, etc...

I am getting my brokers license in Ma and always welcome meeting new people interested in real estate.

I want to complain to the Ca. board of Realtors regarding Homeowner , listing agent, and broker.

There is a broker in Washington.100% commission.

Preparing these documents is not something a mortgage broker or loan officer does.Yes, you get the deed at closing and the seller will get a lien on the property.

I plan to attend their Broker class at the end of the month.

Go to your agent's broker, tell them you need a contract right now with a FSBO and she's out of town, he/she will assist or assign an agent to assist in her absence and to her credit.Another way is to just get a contract and get it signed, your seller can change their mind any moment, so it must be under contract.Then go to your bank, they should take it from there.