In my OPINION, it requires 4 walls, a door and a window and the capacity to fit an adult size bed.Without a window, I think it's a storage room.Without a door, I think it's a corridor or living area.

As far as design builds you are still acting in the capacity of a contractor to do the design work.

The reasoning behind the move is the BoC has lowered its outlook for Canadian growth. and feels that additional monetary stimulus is required at this time to help return both the economy to full capacity and inflation to its target. 

They carry a liability for your actions in real estate regardless of you acting in an agency capacity or individually, it's still a real estate transaction.

You cannot sell the house for 2 reasons.1) you do not own the house or 2) you are not licensed to act in the capacity of an agent for the seller.What you are in essence doing is selling your right to purchase the property at your negotiated discount price but you are not selling the house just your right to buy it. 

I have no way to know your financial capacity of course.. but these are the pit falls of this model... if you want to aquire 2 to 5 million in sub too debt you should have 1 mill or more in liquidity to make sure you don't get your sellers in a default situation. 

@Darren Budahn  of course I am the exception.. and to be fair I will only do this with a very hand picked group of folks like I have been doing for years.. this is the first time I have advertised for it ever.. however I have capacity to expand so I thought I would offer it on BP.my comments were general in nature.. there are always going to be private folks and exceptions..

To be honest, even though I'm only a renter, I think I may know a bit more about land ownership than my landlord in some capacity.

The capacity of the first leg of their building is 1000 employees and they currently have 300 in Boulder already.

Wayne  some one posted U tube video's of a  lawyer interviewing the regulators at the state of OHIO... they specifically talk about this and specific contract language.. and EM deposits etc... any of what you describe would invalidate the transaction in their eyes and they would look at whoever is the principal is or buyer... and determine they are acting as RE agents in an unlicensed capacity and subject to civil fines and such.Every RIA in the US should do exactly what the OHIO attorney and RIA rep did and interview the states RE regulators so any one interested in wholesaling will understand what is permissible and what is not.