Wholesaling properties - closing, assignment fees, transac. funds

[John Stewart]

What's up BP,

My first wholesale deal is in the process of closing right now.  I didn't do amazingly, but it's something; and I created a win-win-win scenario, which is my favorite thing about wholesaling.

I really want to start a discussion about the logistics of how you guys (pro's) close.  I did probably the least recomendable closing for a newbie, it is a true assignment of contract without a double close.  This means that everyone, buyer and seller are painfully aware of how much I made during the process and exactly what I was doing.  I actually had to state what my fee was on the amendment to the contract for purchase and they had to sign it!  

I jumped in to this without all the knowledge and it worked out for me, like I said everyone was happy, a true win-win-win, but I know I won't get this lucky always so I would like to know some different strategies to make sure that wholesales go smoothly.

I live in a "wet financing" state, so in order to double close, I have to bring my own money or hard money to the table.  I guess in some states you can close with the money from the B-C transaction to close the A-B transaction, at least that is the way it used to be.  I am starting my career with very little money and it's what has attracted me to wholesaling.  I am a hell of a hustler and I could sell a snowcone to a swede, so this side of the business is going to help me get started, but I need some pro tips about how to close.

What do you use? Do you buy outright? Do you find private lenders for the transactional funding? Do you just have a stellar system to assign the contract, transparency be damned?