So your problem isnt in what you are sending, it is in converting those leads to actual transactions.

@Rick MagennisWelcome to BP.I would get my license in NJ, and have 5 tools when talking with a home seller.Listing - Retail or WholesaleSub2Lease Option - Lease PurchaseShort SaleJV with Seller on a Minor RehabBe a transaction engineerDon't Be a One Trick Pony :)

Say maybe 20% of commission on closed transactions or a flat $10 per lead?  

What is generally shown is "cost of the property + repair costs" then investors add holding costs, transaction costs and desired profits to get to a required price.Problem is, your price needs to come in at or just below the market value.

That done, understand that selling to another investor who will not be living in the property can be considered a commercial transaction, but check with state laws as a residential property may be in a category of consumer loans regardless of who buys it.  

No matter how good of a negotiator you are, there's someone out there a little better that you and it's always good to have an arms length transaction.

My suggestion would be to have the title company or an attorney place those funds in an escrow account or other security that is separate from the transaction.

I've never done a transaction like this and I would like some advice as to what is the best option.

Possible .... just like it is possible to win a $300,000,000 lottery.First, you would have to cross off the title of Licensed Insurance agent ... and probably drop the techie too.  

I am assuming I should avoid a real estate agent in the transaction?