,Two ways to go about this:1) you can stick with your proposal and take the seller's number but say they pay for all the closing costs as you have outlined.....often sellers like the idea of "getting their number" but they are going to scoff at paying expenses that are customarily yours...its a double edged sword.

I'm following the general outline of a script I got from Jerry, but it really doesn't work well when talking with investors.

I do provide them with an OUTLINE though so at least they have an over-all road map to follow.

I would want a list which could outline how many houseswhich are Single Family werePurchased within the last six monthsHaving between 1 and 5 bedrooms Having between 1 and 5 bathroomsHaving a square footage of 1 - 3000 sq ftValued between 1.00 and 500,00.00Bought for CASHBy an absentee ownerIncluding  TrustsCorporationsLLCare in each zip code within a cityAnd I wouldn't remove duplicates. 

It even shows the lot lines and the outline of the house.

Each side is making a commitment to do what is outlined in the contract, and I don't see anything wrong with using the law to enforce those commitments if necessary.

One private college, very well respected is another possibility, the State University is also open to a class outline.

Read Malcolm Gladwell "Outliners." 

Most states are now coming out with a mandatory addendum realtors must get buyers and sellers to sign that outline how wire fraud happens and what to do to protect.. too much hiding behind internet and text messaging.. those are very dangerous ways to do financial transactions.

Buyer may in Buyers sole and absolute discretion, give notice of termination of this Agreement at any time prior to the expiration of the inspection period, and upon such termination, all deposits held in escrow shall be returned to Buyer.IX.COSTS: 1.ï‚„Buyer and/or if checked ï‚„ Seller shall pay for Title Insurance as outlined in section XVII.2.ï‚„ Buyer and/or if checked ï‚„ Seller shall pay for escrow fees. 3.ï‚„ Buyer and/or if checked ï‚„ Seller shall pay for county and/or city transfer taxes.4.ï‚„ Buyer and/or if checked ï‚„ Seller shall pay for the Natural Hazard Disclosure.5.ï‚„ Buyer and/or if checked ï‚„ Seller shall pay for termite work as outlined in section VI6.ï‚„ Buyer and/or if checked ï‚„ Seller shall pay for ______________________________________X.NON-AGENCY RELATIONSHIP: If applicable a principal in YOUR COMPANY. is a California Department of Real Estate Licensee.