Sometimes when placing an offer --  the POS is not yet available - and when you place an offer you can make your offer contingent upon approval of these items... although in order to have a competitive offer in this seller's market you are basically forced to "assume" the pos violations once they become available (usually 2-3 weeks after it's been ordered) -- you should be able to tell if anything more serious might come up on the POS via your own personal inspection. 

However, sellers currently on the market are more likely to accept lower offers, giving us some room for negotiation.Rental Market TrendsThe charts below are only relevant to the property profile that we target.Rentals - Median $/SF by MonthRents held steady from October to November, bucking the seasonal trend.

Wholesalers dont get referrals generally they are only as good as the last seller they talked into selling under market. 

Scan those lists in the markets that interest you and look to see who the buyers and sellers are.

@Otis Clayton You say "I am at the point that I want a partner with some cash and credit to refi the deals I get from marketing and talking to sellers"Based on that you are looking for someone who has cash and credit, wants to invest/benefit from real estate but does not have time to find deals.Look for someone like that, be clear on their role and your role.

I've now reallocated those gains into cash flowing seller finance properties.

We get free leads every single day on auto-pilot.Also, you are not looking for distressed properties.You are looking for motivated sellers.

@Scott GorhamSome of the strategies for buying a property if the original mortgage stays in the seller's name would be subject-to or a wraparound mortgage.

Most sellers will laugh when you ask them to reduce the price by 3% because you're not using a buyer's agent.....You can buy and sell your own  properties without a license anyway...  

I'll see what I can get out of the seller.