So I think you may actually be missing a step here in your deal funnel or simply not shifting enough properties into it: The Pre-Offer Due Diligence Step.

They were destined for failure from the beginning simply because they didn't plan to go at this for a while. 

I've actually gathered contacts simply by using those posts

In that case, you can simply have the account at a bank or brokerage where you will have direct checkbook control.3.

Long story but thank GOD I had business insurance.

Would you recommend that I simply go with their closing company??  

When Castle Rock first started, I quickly realized that the realtors that we were using simply slapped our listing on the MLS, put a lock box on the house, and showed up at the closing to collect their check.

They continued to send over contracts where the math was simply incorrect and had me overpaying.

I would simply recommend asking the loan officer if they allow delayed financing. 

I don't have an "answer" for you but will be happy to simply talk about what we are doing.