Finder/Referral Fee agreement Question California

[Jonathan Orr]

Hi BP,  I know a property owner that wants to sell a property.  It is not on the market but I have an investor who is interested in purchasing it.  To make it easier on both parties, I would simply make the introduction and if they go under contract I will set up a referral fee with the property owner to pay me for the introduction.  I wanted to know if anyone has a finders fee agreement they like to use that covers all the bases?  This is not a wholesale or an assignment.  This would simply be an introduction and I will get out of the way.  Any templates you would be willing to share?
Additionally, I wanted to find out, can I get paid out of escrow?  Or do I need to be paid separately since I will not be using my Real Estate License for the transaction?  Any help is appreciated!