Wholesaling is not real estate investing, it is mostly a marketing business. second, your concerns of legalities are legit and there are numerous threads on here about this topic, I suggest reading them and paying attention to the veteran and experienced investors, keeping caution on some of the other comments as many are self serving in this space.Here is the real meat and potatoes - wholesaling as a rookie is (in my opinion) even more difficult than doing a rehab flip.

A good video that was helpful to me starting out is: How to Analyze a Real Estate Market in 60 Minutes - Know More than a Local Expert - Neal Bawa… (BP frowns on link posting… so copy-paste in google, it should be 57 min long).For some other let’s say high level book on the “start-to-finish” for MF investing, helpful to me are:Wheelbarrow Profits by Jake and GinoMultifamily Millions by David LindahlEmerging Real Estate Markets by David LindahlCreative Cash by Bill Ham (helpful for ‘seller financing’ options)Once you get through the “philosophy” of these, some more “meat and potatoes” digging into the actual numbers and case studies:The Complete Guide to Buying and Selling Apartment Buildings by Steve BergesThe Complete Guide to Real Estate Finance for Investment Properties by Steve BergesYouTube has some good underwriting resources:Break Into CRE with Justin KivelThe Multifamily Show with James Eng at Old CapitalAdventures in CRE with Spencer BurtonBruce KirschLocal meetups… you’ll learn a lot from other investors in your market… an active local REIA is UCREIA (Upstate Carolina Real Estate Investors Association) they have a monthly main meeting and then various sub-groups that meet monthly as well.Ben Jones and Ivan Jenkins run Multifamily Investor Nation – Greenville, SC sub-group, they do a hybrid with in person and virtual together.

@Trevor Bond - I personally don't think it matters when you pay your taxes or rather I think that's a small-potatoes item to be worried about. 

Hot potato, next greater fool theory, whatever you want to call it.

In my experience, many of the books had I ordered/read were very simplistic and skeletal (not much meat and potatoes in them). 

Most of the builders in the area (it's a rural area not serviced by city water, only wells) are installing "point of use" RO (Reverse Osmosis) systems (about $500 installed under the kitchen sink). 

So, in order to get down to the real meat and potatoes of that person's life you're going to have to work on building rapport and discerning their needs or motivations. 

Why wouldn’t they just hire a PM who’s not small potatoes 

We feel good about where we are, but are small potatoes in the real world.)  

By the way, I didn't state my preference, but it is VRBO, hands -down..... except with the small issue of their site being not quite so easy to manipulate for me....but that's small potatoes...