I'd really love to know how to do it as far as what GAR forms to use, what disclosure and stipulations are necessary and so on. 

., the lease and any other accompanying documents, such as Disclosure of Information on Lead-Based Paint) but it is so worth it.

The lease that I am using is as up date date as any lease for the State of Minnesota, and it includes "Lead paint warning and disclosure.

On the flip side, if everyone could vacation rental their home, there would be nowhere for local people to live.And full disclosure, I didn't purchase the land that we just built on.

Another question, if I sign a disclosure form with them, am I locked in with this broker?

@Dustin Mathenia, Full disclosure, I am not and have never done a Sub2 deal. 

Disclosure- Am a field representative for Sherwin Williams.I have worked in coatings for the past decade. 

Depending on the disclosures the buyer made for the sale of your home there might not be anything wrong .Perhaps the contract had an assignable clause or he advertised will be sold after closing.The agent might appear to not  be ethical but is simply selling a home for a higher price that is under contract  The fact that he did not cancel your contract might allow you to keep the emd or demand the buyer to perform  

@Tom Gimer Thanks Tom...in this case there are two many issues that me as the seller and my future buyer just don't understand....especially with owner financing and lead paint disclosures etc , etc.....but I will put as much in the offer as I can but it will still have wording in the offer that it is contingent on our lawyers  creating a formal sales contract in "x" amount of days....I know of no other way to do this since I lack the knowledge to cover all the bases.....but I will take your advice and get as much in there up front ...if there is a better way then please let me know

I'm about to make an offer on my first larger multifamily (20 unit apartment complex) and the non-disclosure I was asked to sign in order to view the financials has a bullet point that says I'm "acting as an Investor only and therefore am not entitled to commission."