Secondly, if you are patient, network and find someone who is willing to help because they want to help you and they see the mutual long term benefit of doing so, this person will be invested in your success and will see you more than another business transaction.

The result may have been different had the investor required the homeowner to see independent legal counsel regarding the initial transactions to prevent claims of ‘over reaching’ and ‘duress.’" 

If you can spin the transaction and make it less about the dollars and make it about a relationship that you have cultivated, that is your in.  

If so, we sign a "hold agreement" that has a non refundable deposit that will become the deposit if they sign the lease.

Is your sign an interstate sign?

A lease contract was signed by both tenant and my husband already a week ago.

When you use and agent the earnest money is generally collected by the buy side broker and then deducted from their proceeds at signing.

You can send the mail and get a proof of mailing from the post office (not certified since possibly no one will be there to sign.)

However, that doesn't increase your chances of getting the house, and makes for an awkward transaction.   

Is there a tell-tale sign I'm over looking?