Real Estate Syndication is actually quite simple.

My value to this deal is simple that I listen to the needs of the sellers What was the outcome?

That is a simple fact, regardless if you or others like it or not.I agree that some approaches in this thread may be harsh or leave little to be desired by any wholesaler and would be wholesaler, but looking at it from the other side of the fence, when people get scammed, they get hurt and other people do something about it.To your original post and in the attempt to educate you since you stated you are new, a $10 EMD (earnest money deposit) is a typical guru education point and is not a legitimate EMD on any property.

You might be able to avoid the attorney fees by using a simple, standard FNMA note and have a title company close it.

There a few on this site, like @Dave FosterAlso, an article about the 200% rule. 200% rule  Dave can better answer on changing the identified property, but substantially the same means rental to rental, residential to commercial or reverse is OK, fee simple to long term NNN, and replacement property anywhere in the USA but not international.

If you are just starting out and have no transactions under your belt, keep it simple.

A simple Google search with the right wording could have lead you to finding a non-profit locally that could probably fix this issue, instead you're here being rude. 

Both simple and inexpensive fixes.

@Matt Slakey, it's very simple - you evict that person. 

Simple, good luck!