The GAP financier was a member here on Bigger Pockets who was just recently paid back his entire balance plus his promised ROI.

Thank you bigger pockets community!

2. would it be a better option to get more people included so its less money out of my pocket?

The two of them should politely explain to the seller, in writing and verbally, that the seller now - already - owes (1) both brokerages commissions, (2) your out of pocket costs to date, and (3) perhaps even some title company costs.This deal was essentially delivered before the seller changed her mind.

@Simon Lopez have you had a chance to check out Bigger Pockets rental calculator?  

I came across bigger pockets by their podcast, which I now listen to daily. 

@Bart Waldon Yes, you will want to make sure you have all of your terms clearly stated on the contract so everyone is on the same page and you are able to back out with little to no money out of pocket if needed.

I was introduced to Bigger Pockets by a co-worker of mine a few months ago, and since then have been listening to the podcasts non-stop.

I have been doing tons of research on real estate investing watching a lot of the bigger pockets webinars.

Which means the lender doing the 20% down payment will have a second, with no equity, and a borrower with no skin in the game (which means a giant risk for them).