A bird in the hand is better than four in the bush that might Fayeway in two weeks.

Here is the one truth that a lot of new wholesalers/bird doggers/investors don't get:If you have a true deal, investors will line up on a waiting list to take it off your hands.If you put your focus 100% on finding deals, you will make money.

If I were able to talk him into selling me the house for an amazing deal should I: Bird dog, wholesale, or find someone who would potentially fund the deal?

@Adam Birds Thank you @JBeard  what is the typical costs associated with an LLC

Have you considered teaming up with wholesalers and or bird dogs to help in your search?

Ownership and Obligation are two different things.There is no lender in business that would release two birds in the hand in exchange for one in the bush.

Offer to bird dog for the dominant wholesaler in your area.

Find the dominant wholesaler in your area and offer to bird dog for him or her.  

My suggestion is find the dominant wholesaler in your area and offer to bird dog for that wholesaler instead. 

You need to bird dog with an experienced wholesaler in your market or invest in on-site mentoring unless you want to keep doing what you are doing, which is spinning your wheels.The guy I used to set up my wholesaling business came on-site for 3 days, and when he left, I had 4 deals in the pipeline, one of which I sold 10 days later.