While you're at it you may as well upgrade the cabinets, add a sound system throughout the house, use the fancy $10/ft tile, etc.

Do you have things in your possession worth money that you don’t need (think fancy new devices when older ones would work)?

A simple, plain-language clause tacked on:Seller to provide Buyer a copy of XXX no later than XXX.No need for legalese and fancy words that just muddle the transaction.

I can mange to turn the lights on all by myself thank you, and I know how to dress myself too. 

Make yourself a business card so you can give it out when you go to the meetings - nothing fancy - it can just have your name and phone# on it. 

The richest person that I know drives a 12 year old mid sized SUV with no fancy features.

Im not very determined that is the main issue though alot of my inquires describe how fancy they believe it looks which got their initial attention.

You'll end up with a number like 1.1 or 1.2 which is a fancy way of saying the net income is 10% or 20% over the mortgage payment and you have that much "buffer" before you can't pay the mortgage without dumping in outside money. 

That's pretty friggin close to the same definition as using a contract.So I wouldn't use the fact that there was no fancy contract as a means to back out of paying.

Opportunity is missed by most people because it is dressed in overalls and looks like work (Thomas Edison)There are no secrets to success.