Working with a demanding Buyer - net lease investment sales - Need answers please
I rep a buyer in a cre investment sale transaction.  Seller's team has yet to supply DD docs in full and additional docs requested in a timely fashion, though sellers have twice extended the dd period. Buyer has grown frustrated and distrustful  and now wants me to show him all correspondence between myself and seller's team to see what has been said. 

Mind you, I don't not have an exclusive representation agreement with the buyer. Also, buyer is in a 1031 exchange and working with other brokers.

What should I do? What are my duties to this buyer?
[{"id": "ht0yd6v", "text": "Your duty to yourself is to walk away from this buyer", "replies": [], "depth": 1}, {"id": "ht16fm1", "text": "Talk to your broker and cover your ass. Then walk if it\u2019s not going to close. Most likely he is looking for ammo on what broker to file against if he\u2019s forced to pay the tax on his 1031. Accounts", "replies": [], "depth": 1}, {"id": "ht1d2pa", "text": "I can't think of a reason that the potential buyer would need, or that you would provide, copies of interaction with the other broker or seller. \n\nWhere is the buyer at in their exchange period? Have they relinquished (sold) the property to be exchanged? If the answer to the first question is you don't know or the second \"no, but they are ready\" its possible you aren't being taken seriously by the sellers agent.  Otherwise, they may be questioning your persistence or professionalism - in either case I'd stop wasting time with them. They can always go directly to the other broker or seller. \n\nBTW - if this is a transactional NNN deal what DD info is so difficult for the seller to provide? Full lease, entity docs, environmental, OPEX/CAPEX (stretch I know) - what else is missing?", "replies": [{"id": "ht20p1x", "text": "This is a portfolio deal just brought to market.  We're waiting on their attorney to finish drafting the breakout lease from the master lease. Buyer also requested audited financials for last three years, etc. Seller has been accommodating in extending DD, allowing asinine changes to the PSA, etc.\n\nBTW, Buyer has ID'd two other properties with other brokers, so we're not exclusive, nor do we have an agreement in writing.", "replies": [{"id": "ht329m8", "text": "Got it, almost sounds like a sale-leaseback. When you say ID'd, do you mean that they are past day 45 **and** one or more of the  properties in the portfolio were sent in writing to the facilitator?", "replies": [{"id": "ht3b8px", "text": "Correct, it is an SLB. And, yes, he's past the 45 day ID period. This property in is one of his three ID'd properties sent to the facilitator. The others (to my knowledge) are a dollar general and a medical office that he has found through alternate brokers.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "ht2z576", "text": "Get your broker involved. Let your broker earn their money and be the bad guy. I wouldn\u2019t give the buyer any correspondence but I also wouldn\u2019t want to kill the deal. In my market in the absence of being hired and signing a buyer representation agreement the department of state views me as a sub-agent of the sellers broker. Have your broker get on a call with the buyer and try to get him to sign a limited buyer agreement for this deal and offer to cc him on correspondence going forward. I also wouldn\u2019t hang my hat on this deal I would continue to put other deals in front of the buyer so he sees your working your ass off for him. Lastly document the shit out of this deal in the event it does end up in court.", "replies": [{"id": "ht3cwno", "text": "Thanks. We've already opened escrow and he's ID'd this property as one of three (with three different selling brokers) with an acomodator as part of a 1031 exchange. Things aren't happening as fast as he'd like in the DD period (though he's being given extensions to accommodate). I think he wants to be sure I am staying on top of the listing broker, who is moving slowly.", "replies": [{"id": "ht728dl", "text": "Maybe try to get everyone on a conference call to push the seller and his broker. Time kills deals particularly 1031. Good luck", "replies": [{"id": "htfn76n", "text": "This.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "htausfd", "text": "If you List you Last. Ditch the buyer and work to control some inventory, your sellers will become trusted buyers at some point.\n\nBut could be worth it if they are an active buyer that acquires multiple deals/year. Probability brokerage is the way to look at it, one off buyer isn\u2019t worth the time/energy/headache.", "replies": [{"id": "httqqku", "text": "Thanks a lot. Ive been stubborn for too long thinking i could take the easier softer route. Oh, the disservice Ive been doing myself. Now that I'm out of the weeds, I'm solely focused on listing. I've fortunately got two repeat clients, so I'm on my way, but I know I need more at greater volume. Sadly/Laughably, I've got an aversion to cold calling, despite being really good at it. After I get started, the endorphins kick in. However,  I need to work on consistency.\n\nAfter getting my feet under me, i would like to find a team. I'm with a specialty brokerage that has a national platform, and I get great exposure/splits, but there is little leadership and no teamwork or sharing of information. Each man is an island.", "replies": [{"id": "htvvwsc", "text": "Sounds like you\u2019ve got a solid mindset on it. Sprinkle in some Buyside deals here and there to fill in the gaps but balance is key on where you spend your time.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}]