The problem is: Once I actually have the deal, the desired purchase price and a cash buyer interested, what next?

For example. typical fee for attorney review / closing is $10k.. deal falls through due to disagreement over major inspection item.. buyer and seller walk away.. billable time incurred was $5k.

Now you've got the SEC on your back...You need to get your business structure, paperwork and processes looked at carefully by a good real estate and business attorney... and get ahead of this.. before you're paying big fee's on defense attorneys.However, be careful when you market your deal to an end buyer or investor.

However I would imagine it could be a turn off to a potential buyer.

, well no but it will greatly improve your success rate. yes you can do seller financing but most of them would want to see your credit report and will most likely not give you favorable rates. seller financing is harder to come by these days as it is mostly due to cash buyers. can you do a rent to own or a sublet lease, sure you can. but again, most will want to see a credit report before leasing, at least that's how it is in NYC. no one on here is trying to discourage you from fulfilling your dreams and no one is trying to give you an easy answer. were all here to share our thoughts an opinions to benefit one another.

I am looking forward to gaining experience through working with sellers and/or buyers.

Great, that 2 or 3 year lease might let him milk it a bit longer, and set it up so the buyer puts $50k in his pocket to boot ($200k to cover the loan + $50k for him + $10k for you = $260k cash... making up numbers).

However, some of the best agents won't work with buyers who waver too much about buying because they can spend time with other buyers who will actually buy. 

we already have it sold to a buyer :( I missed out on that one. 

If you don't have a Buyer, then no price, no matter how discounted, will make sense.Best of luck to you!