I currently work as a Physician Assistant in an orthopedic surgery practice in Grants Pass, Oregon.I am interested in buy-and-hold rentals.

You also need to be very cognizant regarding mold readings and remediations especially if someone else oversaw them .That said, if you have deals like the one above in Houston , Phoenix or Vegas  I would love to see about acquiring them as long as the numbers and Mold facts can be backed up.. 

As you state your intent was to double-close - a universally legal way to wholesale - you may have some of the same remedies available.If your losses amount to enough that it's worth it to you, I'd talk with a local attorney.Let us know how this all works out. 

Just got a bill from the owner of the property for close to $3K for mold remediation. 

This would fall under the seller not being able to deliver clear title and is covered in paragraph 15 as I recall.....the full remedy is return of the EM.

Mold tester recommended remediation for the mold that was found but didn't express any concerns about the level of mold being a concern but I ordered the remediation right away since insurance is paying for water damage due to sump pump failure.   

In cases where there is an unprobated will, the usual remedy is an affidavit of heirship.

This offer shall become null and void if not received/returned to the Buyer by _______I want to modify it to say if no earnest money is given, then sellers exclusive remedy would be to void the contract?

I certainly agree that this isn't brain surgery, but you do need to understand the basics of the business (I think that's what Jeff and I were both saying).What I meant is that no-one cares if you have a NR education or a Carleton Sheets education or a BiggerPockets education or a Harvard education when you run your own business.

In my contracts in says sellers exclusive remedy if buyer fails to perform is to keep earnest money.