The way wholesalers get around this is by claiming to simply be marketing the contract and not the property itself (hard to do legally), or by doing a double close (buying the property then reselling it immediately).

Do they always do it.

Quote from @Jacorion Williams: As hard as it may be to find and fund an investment property, managing it is far worse.

You said good and GREAT in the first sentence, but those don't go with unpermitted kitchens so you are trying to convince yourself it's good, but it's not.

For example I know someone who has a $7 monthly sub-to class that from what I have been told provides 10X more information as is about "doing it" and not hype and mindset.Remember you are the average of the five people you surround yourself with, if you want to surround yourself with a bunch of people who have done nothing and just getting started great - I surround myself with people who have done 10x more than me so I can learn from them. 

Governmental agencies do get involved, often very late in the game and often just having the guru agree to a “cease and desist” order

Do you have any reputable Hard money lenders you could refer? 

There’s so much to learn here, and I’m sure you’ll find it incredibly helpful.

Feel the fear and do it anyways is one of my motto's also a very great book!

DFW is a fantastic market for multi-family investments, thanks to its strong job and population growth.