Quote from @Elliot Rosen: Use a licensed and bonded foundation company and keep the invoices, and disclose it to the buyer.

Two sides of course, as a home buyer you need to do what's best for you and if anyone (us included) can't give you that then we would be the first to tell you. 

You can sidestep most of the headaches if you stick to these five golden rules:- Know Your Market Inside OutTake time to research neighborhoods, property values, and what buyers are looking for.

or partner with a buyer for a flip? 

So, you, as an individual, may not get to the same rate that a MASSIVE national builder can...but you can certainly offer credits to the buyers to help buy down the rates. 

Just add novation language allowing the change of buyer name and inform the title company and lender of the change ahead of time. 

That basically leaves you with investors and buyers with let's say special circumstances.

Reunion attracts a more affluent clientele, so theming must be on point or if no real theming, the fit and finish has to be superior to what they can get elsewhere. 

Banks will be reluctant to lend you and other buyers/borrowers a mortgage for a building like this as it is seen as high risk.

This also may be a good way to get an in working for someone with more experience since being a new wholesaler who doesn't even know where to start makes it very hard to start.Also, don't start telling people you are a wholesaler before you have marketing going out, a small buyer's list, and at least one property locked up because everyone wants to be a wholesaler, but it's not actionable until you are in the game.