Wholesaling Starter Kit??

[Vincent Plant]

Real Estate license..... Check

Access to state licensed forms/contracts.... Check

Access to the MLS..... Check

A well rounded knowledge of how a transaction works.... Check

Ready to start wholesaling..... What else do I need? 

From what I understand, I want to go with mailers to probate lists and wait for the calls to roll in. So, my question is, is there a package deal where you can purchase mailing material? Letter templates? A web site to get your leads to mail to? Am I missing anything else? 

One big thing I don't understand about wholesaling is how to actually get a deal locked up? For example, you find a seller that is agreeing to your terms, now you want to write up the agreement of sale. Now, where I come from, an agreement of sale is worthless unless there is no Earnest money deposit involved, is this my money I'm putting up? When the seller wants to see proof of funds, or a pre approval letter to go along with our sales contract (which is a must have in any deal I've ever been involved in) how am I to obtain this if I don't actually have the funds on hand to see the sale through?