We fill that niche of need where the sellers have a property that they cant or don't want to sell at retail.I do truly consider this wholesaling as many wholesalers in other industries don't actually have a warehouse full of things either, the manufacturer does, the wholesaler facilitates the logistics of getting the product from the manufacturer to the retail store.

Let the seller know you are a buyer and that you do not circumvent contracts (to do so is known as Tortious Interference and it is illegal) that the agent can facilitate the transaction and as a professional he has listed the property to help you get to the settlement table, use state and local forms and disclosures and will screen you from rip-off artist and dishonest wholesales from taking advantage of you.

(Sellers concessions for repairs, etc.)If you approach me as the listing agent to make an offer, I'll make you sign a dual agency agreement that I will facilitate the transaction but can't really represent your interests or negotiate for you.

Anyway, since its an out-of-state deal, I have called 3 local agents, left voicemails and followed up with text and emails explaining that I already have potential buyers interested and ready to see the property, but I'm looking to contract with a local agent to facilitate the process for me, or sell it to other buyers and I'm fine with paying them their normal commission for their assistance. 

However, in a competitive market where deals are transacted much more quickly (and often times off-market), experienced agents/brokers with wide, deep-rooted networks, that facilitate transactions for a living will more often than not have their eyes on most properties before someone skimming the MLS will.

Sounds like the most straightforward way to handle, but taxes will be an issue, and if I were you, I wouldn't want to be anywhere near that or facilitating it in any way.

The quorum from the attending members / proxies was that sale of the land was acceptable but to be negotiated with an attorney, and this process was also facilitated with their attorney so we should be above board.  

During that time, I created an acquisitions subsidiary which was responsible for all acquisition lead sourcing, underwriting, and negotiations and closed roughly $20mil in urban real estate, an affiliate title company which facilitated all acquisition, loan, and listing settlements, and customized a cloud-based system which eliminated spreadsheets and tracked the entire process of acquiring/developing/selling real estate. 

You can facilitate this process by setting expectations for new clients upfront, so they understand that gathering all that paperwork upfront is the best way to proceed for all involved, and will make their offers much stronger.I totally agree with you that's the way to go. 

Call title companies and ask them if they can facilitate a double close or a contract assignment and how it would work.