I have had some success with finding wholesale properties but not as much success in finding buyers in this area.

Accordingly, there is no title insurance for the buyer to look to here... so they'll be looking directly at you.

Here's another Flip, we teamed up with Liz Kazeva and PGH Property Buyer with this one on the North Side of Pittsburgh.

Yes there is a standard Realtor form and yes there is a Realtor addendum form, but there are also many, many paragraphs attorneys routinely write that are either pro-seller, pro-buyer, or down the middle. 

I'm mostly interested in buy and hold rental properties to generate cash flow, one at a time. on investor side.I'm also excited to help buyers/investors to buy properties in Silicon Valley, Santa Clara County, San Mateo County and Alameda County. on Realtor side.Looking forward to learning from every one of you!

The investor said the only expense the buyer of this house pays is the closing costs.

I have my first closing this week and am very excited but was wondering if I should/need to attend closing or should I just let the end buyer and seller go?

Spot on and this is what we do with our tenant/buyers. 

I would pick a realtor who owns rental properties and someone who it's too new in the business or too old.If a realtor owns rental properties themselves, they automatically have experience your buyer is going to want in a realtor. 

The deal gets to close on time, the work gets done, the work inspected to the buyer's satisfaction, then the money is released form the Escrow.This can work just as well for open permit issues and other paperwork that might take too long.Anytime you ask for repairs, you risk holding up the closing.