I also require copies of their ID (I prefer an electronic copy in case it needs to be sent someplace quickly, via email).Since they have been homeowners, I would require them to complete an "authorization to release loan information" form, so that you can get the payment history on their mortgage from the lender / servicer.

I showed it to a surprisingly normal person today; he did not have $200 in his pocket, but he paid $25 cash for credit check, and is willing to include a check for the deposit when he sends the application - except that I'd actually prefer that he sent the application via email, and he can't sent a check that way.So what do I do, reasonably??

standard state contract with custom addendums.

I prefer the book model if most all the ideas are there.

To have a valid contract you need to know the requirements.If you are buying an option you must pay consideration for the option to be valid.For a purchase and sale contract that shows there is earnest money as part of the contract not paying will break the contract.Not every deal will require cash but you do need to know what you are doing when using standard forms or custom contracts.You do not want the end buyer being able to go around you because you do not have an enforceable contract.John Corey

I actually prefer working with buyers though because it makes me more on top of my game and familiar with trends in the different areas and since I work mainly with investors, it makes me able to represent my clients better.

Maybe not so good for your goal of doing fix and flip as these lenders prefer that you keep the loan on their books for at least months.

They promise nothing except to create a barrier between you and your customers.

If you are friendly with a bank officer ask them how they handle things and you will likely be pointed to their preferred agent.Note that a bank officer can get into a lot of trouble if they sell a deal to a friend at a preferred price.

So Sunrocket up and closed its doors yesterday without warning to customers what-so-ever.