Typically speaking, a licensed agent can only pay a referral fee to another licensed agent, and any and all payments of any kind to a realtor must be paid through the broker they hang their license with.

You will need to sign a release in order for the buyer to get their deposit back. notify the real estate company that you will not sign the release and that you want the deposit and that you are going to sue the RE company and the agent and the broker for misrepresentation and that you want the full deposit back.Talk is cheap ---- call the Board of Realtors for an opinion - contact a lawyer ---- it seems to me that the contingency to sell their house is bogus.I don't know all the facts, but you can work on this until you get their attention. 

I am working with residential agents but I am wondering if I need to search out a designated commercial agent/broker.  

Local Multifamily Brokers, Attorneys, Lenders and Property Managers.

Since I have about 30 years of experience of construction management and I also had a real estate broker license holder in Texas for about 30 years too.I am also a college graduate and got a business degree (with honors) that emphasized real estate.  

What if you do a personal guarantee with a regular mortgage broker and then quit-claim the deed into the Llc at time of closing?

Im an agent with KW going for my brokers in October.

I’m the divorce, if she got the house then it is what it is but you should definitely ask a lawyer and or a mortgage broker about this because under those circumstances you should not be hamstrungon the amount of your VA loan because your wife is now living in the va loan property.  

In that email I stress if they are very interested in the Rent to Own program, the 1st critical step is for them to contact my mortgage broker for a mortgage pre qualification.   

Second suggestion, talk to various types of lenders, banks, mortgage brokers, hard money and learn their terms and what each offers.