I did tell her I would wait for the inspection to have her sign the documents in person.

There are many documents there that BPers have shared.

With online banking, it is not so uncommon for a buyer not to have a checkbook.What do you do for earnest deposit money If your buyer does not have a bank account?

Definitely take pictures of the incident or at least the damage, for documentation if you haven't done so already.

See if there is any documentation as to the breakout between the two on prior sale documents, or you can look at how the county assessor breaks it out. 

You can find templates online.

What can I offer them besides that single document piece of paper in exchange for them paying me the deposit to hold money? 

Not online anywhere.

Furthermore, if the seller or buyer were to come after anyone I would be liable, I wouldn't be properly protected, put my company at risk, and Zip forms are proprietary documents with an intended use, and the California Association of Realtors could come down on me for improperly using their documents.

Usually after spending that much online I have a deal..but am I being too impatient.