The lender will expect you to have a certain amount of retainability in service, and we had to get a letter from military personnel showing that we had over a year of obligated service left. 

The agreement states that the seller will retain my earnest money if I don't close.

Also, there's a statutory period for which to file and retain low property tax basis.

So, I would have to either promise a fee or to retain their services. 

Retaining money (i.e. 50% rule) wouldn't have helped much.  

You are right that some investors would rather use the muscle of money rather than more resourceful strategies.

Looks good on paper:- owner retains legal title to property -so protected against buyer's default-- buyer pays for property taxes, insurance and maintenance (kinda "triple-net'" on residential)- owner gets down-payment and higher yield, buyer gets non-bank financing -can even be wrapped around existing mortgage so seller can get a margin above original mortgage paymentThat's on paper.

and retained in the file for that property.

Cedar Park/Leander and West Round Rock have good schools that are popular and retain value.

-Not desperate, eager as I have been sitting on the sidelines for about 2 years and am looking for something to rehab, rent, and retain for the long term.