My best suggestion is to hire a real estate agent.

Or does anyone have any suggestions?

Suggest you take on another paid position to better situate your finances.

And yes, the entire argument around wholesaling everywhere is that most laws that are being pushed against it (In the states where they are) are because of practicing real estate sales without a license.I am an attorney, but I don't give legal advice on here and never said I was giving legal advice so not sure where you came up with that, but your attitude suggests you will be part of the 99 percent of bad wholesalers who are out of business quicker than an eye blink.You are asking a lot of questions, which is good, but you should be asking them of local wholesalers in your area, in person, so you can see what they do versus what everyone on the Internet tells you.

lat=43.1688001618486&lon=-77.6159378282709 I’d also suggest considering whether you live or work nearby, so you can stay informed about any developments. 

Investors crave deals that pencil out, and if you’ve got something that stands out... they’ll sniff it out.

Moving forward, I suggest you prioritize attention to detail. 

Her plan is to get the absolute most she can from the duplex so I suggested seller financing.

My suggestion is showing the landlord your text messages confirming that your conversation was about just the two rooms.

Many people use their realtors or someone a realtor suggests.