Thanks in advance and I hope your leads are fruitful. 

Avoid the Flip this House HGTV marketing machine selling you a magic box of goodies for upwards of 40k.

You can market to note holders but in most areas you will have competition for the low hanging fruit.  

Most wholesalers around here have the very lowest hanging fruit and is very rarely appealing to me. 

I think I'm going to hit HD tomorrow for one of the machines @Dan Bryskin mentioned.Thanks to all for the tips- the BP community is great!

The seller has just been letting it sit at her fax machine, waiting for the escrow officer he is comfortable with to return.

It should be fine , no different than washing machine hose hook ups 

I agree with you that if the numbers ultimately work, then I am okay with the deal having a couple different fees on it however my recent experience, which is the reason for this post, is that these wholesale deals aren't getting to me and other cash buyers as actual "wholesale" by the time the multiple layer of fees are placed on them.In regards to your observance of "agents add your commission" and "they have very slim margins" - well, I have point out here that if (we) let the "they have very slim margins" excuse be okay, then the wholesalers are going to continue to take the lowest hanging fruit because they know that they can just feed it to their massive list of [agents] that will move the properties for them.

Items covered by such an agreement might include refrigerators, washing machines, parking places, or swimming pools.

I am considering changing careers to become a real estate agent, but I know it is a hard path and takes a lot of time to build up clients and to see the fruit of it.