The owner can make a claim that you took advantage of her situation and you could lose your real estate license.Instead list the house and then send an email out to your wholesale list (investor buyers list).

Our informal arrangement is that when we bring him the buyer, at closing he gives us a flat fee, regardless of the purchase price. 

Or do you deliver the A-B PSA to the title company at the close after you find an end buyer?

These people are great marketers, as they've developed a list of buyers. 

Many of our local builders prefer to close with their title company and pass along their builder discounts to the end buyer. 

Also as for  basic financing questions FHA, VA, conventional and creative financing, I would be able to share my experience as a former realtor assisting buyers with  these loans as well as having used them myself in the purchase of my own homes.As far as personal purchase experience, this is my fourth home.

How do the buyer and seller know what to do once I have turned them in?

Is it the seller and me or the seller and the cash buyer?

Cash buyer's list has grown beyond my primitive "cut-and-paste" methods. 

There are discount brokerages out there that will reimburse buyers or charge 1% listing fees, their clients get what they paid for.