I am a lender on the east coast and I can walk you through your options and discuss more about what to expect with any hardmoney lenders.

Go to a few and see which ones you feel better with, get a better vibe to, etc.There are many "bibles" of wholesaling, but not all are created equal, nor will all of them fit your strengths.

If this is the case - run - do not walk from the deal.

Can I write in the contract a limit of total costs or I can walk away from it?

Houses are much more difficult and "one size or model" doesn't fit all.

The real estate agent can still get a commission, the investor can get a good deal, and the homeowner can walk away without a foreclosure on their credit report.

What goes into the contract so I am not tied to the propert if my buyer walks?

Talk to them and then find a good wholesale deal for them and sell them the deal and walk them through the process.

This gives you time to check out the home and neighborhood to see if it's a good fit.

If the sellers could get more they would, if they buyers could pay less they would.You mentioned this was a refi and that probably eliminates any possibility WaMu would accept a reduction in the principal amount and let you just walk away from the difference.