Would I need a certain contract for pre foreclosures or would a simple Buy- Sell agreement work

Quick question - the house I have been trying to buy has been under agreement on and off for the last 6 months - the seller has indicated to me that the buyer(s) can't get financing, and has been saying it's because of the VA loan or debit to income ratio.  

After coming to an agreement with the LOI, what specific terms should I include in the seller financing to ensure I am protected properly?

If you're working with an agent that doesn't require some sort of Buyer's Broker agreement, you're probably working with a part-timer or someone who doesn't value their time.My Investor / Flipper agreement only applies to properties I introduce, but also commits the flipper to remarket the property through me when the project is complete.My time is too valuable to waste with people who have zero commitment.As to dealing with the listing broker, it is CRITICAL to remember that a seller's agent is legally and ethically required to get the best possible deal for the seller.  

I do however have a template agreement that states any breech of contract would incur a $735 fee. 

What does your lease say about what happens if the tenant breaks the lease.THAT'S the defining document, not this lawyer drafted agreement.

You need a clause like this in your rental agreement...."

I am about to make an offer for a house that I may wholesale or renovate in Charlotte, NCDoes anyone have a good purchase agreement they can send or I can download?

Look into having the township agree to a stipulation agreement prior to closing.

If you're not prepared for the worst, don't do the deal.That said, however, I would get the purchase and sale agreement signed with the terms you and the seller agree to, give your consideration to your seller, then take it to your attorney.