So, umbrella insurance policy, which I've never needed (knock on wood).I'm no expert, but I have also heard and read about putting property into a trust in such a way as to protect your identity as the owner; you can't sue who you can't find ... this is intriguing to me if anybody knows more about how to pull this off.

@Skip GilliamThat's awesome about the steal of a deal on your lot.

You can still maintain an open feel, while also not doing something that would be too non-standard for a typical single family home (again, unless that's what you're going for).For reference, we did a house many years ago with an almost identical kitchen/lower-level floor-plan, and this is how the standard wood railing looked:

I got a steal on the property AND the park models which kind of fell in my lap.  

Now I notice that other identical houses are being sold for $100k more than what I bought my house for.

For example, if you see a property that rents for $50 more per month than an identical property, except one has a garage and one does not, you can extrapolate that a garage is 'worth' $50.

, the answer is "NO", because as the Licensed Wholesaler, your "duty" would be directly towards your end-Buyer, not yourself.So yes, I agree with you when you said "By that logic, you (the Seller AND your end-Buyer) would almost want to work MORE with a licensed wholesaler since he/she would have to tread lightly" - since Licensed Wholesalers are OBLIGED to receive no more out of the total transaction than what would be a normal Agents commission (otherwise it can be argued that they are KNOWINGLY stealing from the Seller).So getting back to the OP's premise of some Licensed Wholesalers making MORE than if they were listing - why should that be possible?...

With me being new I've already had other investors steal deals away from that I originally found to begin with but that's fine.

@Justin FernandezHere is one definition of "joint venture": "a commercial enterprise undertaken jointly by two or more parties that otherwise retain their distinct identities"For the sake of simplicity and what is most likely in our kind of real estate, let's agree for our discussion that we're talking only about 2 distinct parties (as opposed to 3 or more) joining in the JV.

It was a steal.