Real estate prices have not recovered fully from the downturn and it is still very much a buyers market. 

Because the seller would be heavily in debt after the closing and would have to take out a loan to complete the sale this has created a stand still of the process even though the buyer has paid earnest money and hired a property inspector and R E Attorney.

The buyers agent wants me to sign a release of escrow back to the buyer.What if I don't sign it?

Buyers markets do not equal crashes.

Looking for an agent who can work with cash buyers/ investors in California, Texas, Oregon, Arizona, and Washington.

buyer leads?

If you are hoping to wholesale this you will want to talk to buyers first so that you know what they are looking for.

Ive been taught that if you can find the motivated sellers willing to do a terms deal and the tenant buyer who could qualify that you could do it anywhere. 

How do I find other MHP buyers that will reimburse me for these leads, if they close on a deal?

A buyer's agent works for your interest and does not cost you anything as the fees are paid by the seller.