What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

But my realtor said they are going to do special assessment on this property and HOA runs badly. ( We requested HOA reserve document but no answers. ) We wanted to wait to see how special assessment going and close. 

The primary risks at this point would be       1) to your lender, the risk of a margin call.       2) To you; underestimating the true cost of a project and cost overruns      3) To you; legal risk of securities regulations if you partner looses money. 

If they have an legally binding agreement, you need to honor that agreement and pay the fee.If you failed to mention to the agent that they are going to get paid, and then explained how, of course they won't present the offer.

I wish you the best in your investing journey and this forum is chock full of very experienced and talented investors and realtorsDoes this helphttps://docs.google.com/document/d/1N-eMKaHkPJquU9r1jfrA-ZTk...

@Ryan Daniel  I will preface this with the fact that I have a legal background, specifically with estate planning and asset protection in relation to real estate investments.

You can provide more details, but there is no legal requirement to do so.

The disclosure must include:1. that this is an equitable interest2. if wholesalers does not have legal title and may NOT be able to transfer title

Details matter: keep a log (something like an excel spreadsheet) that documents the date, duration, and events that occurred/work you did. 2.

Legal Implications & Ramifications : As an example; the iconic PCH homes in Malibu and many in the upper foothills might not permitted to build back, certainly not to the same extent or materials.