@Ron ReadIt is possible to joint venture several IRA plans into a single transaction, but sometimes the administrative cost and complexity of doing so defeats the purpose.Because the joint venture parties are all disqualified parties to each other, it becomes very rigid, and extracting any one party (such as a Coverdell) is not possible in most situations. 

Smart and experienced wholesalers understand that cheating folks out of a fee is silly, unproductive, and self-defeating.

Run it incorrectly and you defeat the liability protection.Note that you as individuals can still have liability if you are the people doing the work and making the decisions.

Thinking of SFH (Single Family Home), as HOA regulations in some places restrict the use of property for rental purposes, which defeats the purpose of investing.2 Areas that I can think of are Hayward and Livermore.

I had to pay 1st class postage on them so it kind of defeated the purpose of starting small and cheap with a postcard to weed out the returns.)

I know questions like this get asked a lot, but I'm feeling pretty defeated right now. 

Realtors represent - and are a fiduciary of - the seller.The "otherwise deals in options in real estate" language defeats your claim of selling a contract being legal.Just for a little more information, I have run this question by my own broker who holds a seat on the state's Division of Professional Licensure - Board of Registration in Real Estate.  

@Erik Whiting expecting a section 8 tenant to make 3x the rent defeat the purpose of Section 8 program.

Anything less, you're just hurting yourselves, defeating your goal! 

We've explored the idea of a 2/2 duplex and converting it to a SFH while we're there, but that sort of defeats the purpose.The issue we're running into, like everyone else, I'm sure, is the market being so strong that even houses needing substantial work are selling at the upper limit of what they'd be worth after renovating.