:) My boyfriend is the pro member of the two of us and we use the tools frequently to calculate deals.

Don’t crank up the thermostat every time your real estate investment gets a little chilly.

Frequently in life, you have to take stock of the things you worry about and realize that some of them you can't control and some of them only matter to shallow people of little worth.

I buy homes frequently with the same scenario you are laying out.

Im located in Pine Bluff and frequently travel to Conway.

There's a lot of scumbags in real estate, and yes other wholesalers going behind your back to try to have dealings with the seller is happening more and more frequently.

They don't change hands very often, and as you said, they frequently do it off market.

I often see frequent flyers like Jay Hinrichs post on here, and I say to myself, hey, one day I would like to be like that guy, and give back to newbies.

So very interesting, I see that my ghost buyer is a frequent poster on this site.https://www.biggerpockets.com/users/BeePee#0I would not take any advice or do any business with this guy. 

Regarding licensing in both states, I would recommend licensing in the state you’ll be in most frequently so that you can focus your efforts on marketing and networking to one location to start.