let me paint the picture, the market sucks, i am working myself to death trying to get my deals to go through, and battling with lenders, appaisers, underwriters, sellers and everybody else!!

all of a sudden one of my buyers decides to walk from a deal - go behind me and buy a FISBO.

OK - i can handle this, i am professional. i have enough business going on to carry this one, no problem.

about a week later, a school teacher with whom i have been working really, really hard, i had educated her about the local market, i had found her financing, i had taken her all over the state to see properties, i had spent a fortune of time with her, made an offer, the seller countered - she rejected and then went behind me and bought the FISBO next door to a property we had seen together

OK - i can handle this one as well, i am professional. i have enough business going on to carry this one too, no problem?  MMMM not sure about that - anyway, i am tough i survived!

and then, a goof friend of mine - had his son under contract, requested some repairs after inspection, seller refused, he pulled out and went and bought a FISBO without me ...

OK - i can handle this, i am professional. i have enough business going on to carry this one, no problem.

but hey - what rights do i have?

if i was a plumber - this could never happen - i could file a lien etc

as an agent, i am afraid to do anything as it would destroy my reputation - i have been told that nobody has ever sued on a buyer borker agreement

i think this is wrong, it is unfair

we are professional people, add value and then get shafted - it happens all too often

anybody else got any ideas??