How to get Legal Offers to Purchase Without an Agent

[Kole Kingslien]

Hi guys,

I am posting on here in search of some answers to a few questions I have about legal contracts. I will start this off by explaining what it is I am looking to do; I am basically wanting to find out what exactly I will need, as far as legal documents and/or any license, to do this.

I am looking to buy off market properties, from leads generated from direct mail marketing. Since I am going this route, an agent will not be involved, so I will be writing all my own offers, and dealing with the title companies. My intention for these properties is to buy and hold them for my own rental portfolio, wholesale them, or for fix and flip them for myself. I am not exactly sure what I will need for these purposes. I know that in Wisconsin (that's where I live) it is illegal to "assign" a contract unless you are an agent, because of how our state defines brokering; For this reason I plan to do double closings, using "Bridge Loans" using either private, or hard money, to complete the transaction for the wholesaling scenario. 

What I am looking to learn:

• How do I obtain Offer to Purchase contracts when not using an agent?

• What types of contracts and or license will I need for flipping, wholesaling, or buy and hold?

• Will I need anything from sellers as far as legal documents?

I know that WisconsinLegalBlank offers purchase contracts and more, but it seems like these are worded for agents, and I don't know that I can use them; Even If I can, I don't know how to fill them out, verbiage and such.

I am really just looking for guidance on everything I will need for what I have described above. Any advice is much appreciated!!

Kole