There are countless ways you can be sued by misrepresenting the sale of your property if thing are not properly disclosed, necessary forms are not signed by each party, etc.

@Mike S.as a former licensed life and health insurance agent I have witnessed countless class action suits over the years against life insurance companies for their sales tactics in duping the public into buying life insurance policies as investments.

My perception, which to you may be "laughable at best" comes from countless thousands of interactions and personal relationships with wholesalers over the last 13 years.

@Michael Wegner Your questions are pretty much answered at length in both this thread as well as the countless similar threads already here on BP.

Silicon valley is in process of relocation, along with countless other CA based operations for this exact fact. 

I have found countless articles online, but none of them are directly from the hud's website (from what I found).  

This saves me countless hours of time and there is value IF the wholesaler is a good one.Unfortunately, in our market (or I suspect any hot market), 95% of the time, most wholesalers either don't understand the investors criteria or over emphasize the ARV and underestimate the rehab costs.

I have seen countless matches look dead on in the store and not match in the field.  

In doing so, we discover countless issues to cap rate valuation and expense ratios. 

I have witnessed countless individuals fall victim to the pitfalls of mental accounting when it comes to their property investments.