It does not pay well for an agent to have a prospective buyer who shows no loyalty by not signing an agency agreement.

Consider lease optioning the “now keeper” and walking the created debt forward if you lease option buyer can cash you out. 

My buyer was charged $4,000 by a company to try and get them a loan when it was pretty obvious they weren't normally qualified.  

I think it’s just a seasonal/holiday slump but it’s a good time to be a buyer!

They are based on selling to inexperienced buyers. 

One, you might want to consider Seller Financing (in Michigan, we call it a Land Contract) which can allow you to buy property while using the Seller as Banker; not all Sellers are open to this, but it can be beneficial to both the Buyer and Seller.

For instance, structuring investments through a European company that acts as the buyer of the properties and handles renovations could be an effective solution.

Realtor.com describes how it works as part of your sale:“It tells the real estate seller you’re in earnest as a buyer . . .

There are lots of listings currently under contract, I guess the buyers are not going to show up for closing next week.. 

Don't you put the sellers and the buyers on your own marketing lists?