2 buyers in a row just walked

[Marion Callahan]

Hello. I would like some advice. I put my house on the market August 2022. We had an all cash buyer almost immediately. Moved everything out and 2 hours before closing the buyer changed his mind. House was for sale for 685,000.00. He refused to release the earnst money and basically told us if we don't like it, sue. 

We put the house back on the market and had to lower it 100,000.00. Got another buyer in Jan 2023. Went thru all the same stuff and closing was scheduled for 4/14/23. Went to the title company, signed all my paperwork and buyer never showed and buyers agent has no idea. 

With having to continue paying taxes, power (its in the Sierra mountains and power is needed so pipes dont crack) and insurance and now we started with netting almost 135,000.00 to netting 16,000.00 and if this buyer just walks we wont be able to list it again without being upside down. 

Why does this keep happening ? What is the purpose of contracts when no one abides by them. The only recourse is suing and I don't have the money for that anymore. This whole process has destroyed me. 

What can I do?

[Russell Brazil]

Is your agent properly vetting the buyers?