If you don’t get me if you leave a message guaranteed I’ll call you back.I know I am asking for a lotttaaahhh help here.

The guarantee/warranty transfers to the next owner if you sell the property.

If you do, I can guarantee you they will increase the timeline to make sure it never happens. 

I went to TREC's website, went through all the online courses they had listed, this one was under $400 including the Texas & National test prep courses, they offered a %115 money back guarantee you'd pass the test on the first try, and a lowest price guarantee. 

Finally, if this is a new organization, I would want a personal guarantee from one of the principals.  

Should I include a time and materials with a guaranteed maximum?

@Jim Keller, if you want to get the real ARV out of a property in LA county, I'll guarantee that you'll need to spend at least $80K, including the high-end finishes.

Sometimes inspectors will cut a deal because they know you lost money on the first property that didn't workout.Generally in any listing agreement or the MLS it usually says " Information deemed to be reliable but not guaranteed ".This means whatever it says may be factual but do your own research to discover for yourself.

Also, if you decide to use leverage - non-recourse financing must be utilized since you are not allowed to provide personal guarantee for your IRA. 

Mediocre deals increase it and bad deals guarantee problems.