After reading some of the responses to your original post I have to say that I felt ashamed to announce myself as the dreaded "wholesaler" 4-letter word for about maybe 4 seconds. I then got over myself as I may suggest some other people do as well. Look, I am new to real estate investing game such as yourself, but the one thing I have learned from BP and one "GURU" whose course by the way, I didn't take for personal reasons, and would certainly not invest in if it didn't bring me value (it did by the way) is that you are absolutely not going anywhere in this business if you do not have the following;
1). Dedicated cash buyers lists; these are to whom you are personal shopping for. You aren't going out and buying properties that you want and then marketing to buyers. You should consider yourself, from now until you are able to buy your own props, a personal shopper. It's whatever they want. do that and you won't fail.
2). A reliable team i.e R.E Agents, Property appraisal, Contractor, and a Title company or lawyer depending on your states requirements. I may be forgetting something I'll double check
3). PATIENCE, just because something seems like a good deal doesn't mean it is necessarily. I mean there's maybe a reason that they were willing to work with you, I'm assuming only. You may have been the only one to come around and "show them the money" for lack of a better phrase.
4). Marketing: You have to find your cash buyers 1st and all you have to do is find them. LEGALLY market to them and get them into network. Sellers come later so for now, BUYERS BUYERS BUYERS
5). EDUCATION: I put this last but it really is 1st, 2nd, 3rd, 4th, 5th basically, all the way down to 100th is education. You should have atleast 4 exit strategies even in wholesaling. As mentioned before, have contingencies in place. 10-14 day inspection clause should give you time in the beginning to lock down a buyer from the list you should've created. Im not well versed in all of the contingencies that you can add but a great attorney can help you out with all the legalities.
Please don't beat yourself up or let someone else do so. Unless a person started out under the guide of an investor/mentor they've all made mistakes and will continue to. We will make more mistakes then they do now but the key is learning from them. Best of luck
