Protecting My Interests/ Proof of Funds

[Jeremy Jones]

Hey guys, I'm just starting out into real estate and wholesaling is the entry method I chose to use to get into the game and learn all about the market, the lingo, the bylaws etc...so I've been learning from Youtube and talking to licensed agents that I know for a little over 2 months now. I recently bought Propstream and so far its been very useful. I actually was able to find an on-market property and the agent is willing to actually work with me or hear my offer at least.

So here lies the problem. I'm meeting with the agent this Saturday to walk the property. I have done some homework on the property from afar and I'd love to have an offer and contract in hand the day I meet with her. The problem is, I know of a cash buyer or two that might be willing to take the deal but I'm pretty sure the agent will want a proof of funds letter upon me offering the contract yes? So if she does ask for it and decides to not accept the offer until I can prove that I have the funds, how do I get one from a cash buyer without giving them the address of the property or them wanting to know the address of the property? I'm trying to protect myself to make sure the potential cash buyer just doesn't go behind my back and cut me out of the deal completely. You know, since I won't have the property under contract to protect my interests in the deal.

This could possibly be my first wholesale deal.  Just trying to limit as many mistakes as I can early on. Thanks guys.