On the prior phone call I did remind her and her soon to be divorced husband that their actions would make them liable for damages and lawyer costs.  

thanks everyone for the quick replies, now that I am on my laptop i can open some of the links that wouldn't load on my phone

Let me know if you would like to share some ideas over a phone conversation.  

They do not return your phone calls or give you some bogus criteria on what they want you to find. 

I make a phone call to seller and say "I just got a lowball offer who is not a serious buyer, do you want to take it or even respond."

As investors in competative markets, we have to find cost efficient ways to get the phone ringing.

For me getting the phone to ring is less important than having someone who is wanting to sell on the other end of the line.

I do all of my own closings or, if the seller or buyer is out of the area, I use a mobile notary for about $50.

As Jay notes, these can be 100% funding to established buyers, closing within a few days of the first phone call, non-punitive underwriting rules, zero junk fees (which borrowers absolutely hate), and the various accommodations that a personal relationship can offer if a deal takes longer to complete or has any issues.Don't minimize the relationship.

My new phone hates my typing style.