The challenges is all in the GC arm of the process.

It seems like they have our arms twisted behind our backs in negotiations.

Make sure it explicitly explains the process for termination if you are unhappy with their services, especially if they violate the terms of your agreement.3.

Seems like everything cost an arm and a leg to get nowadays.

(don't think we have time or knowledge to pursue that) . alternatively the lender has asked us to work with a commercial lender.. we have not done any commercial loans so far, but basic research provides core diff is the 30 yrs vs shorter duration 10-15yrs in commercial + ARM (floating). 

Specifically, have you explicitly informed the seller that you are wholesaling? 

I seem to remember that in the offer or purchase agreement the seller's reimbursement cannot be explicitly labeled as reimbursement for the buyer's commission.

My understanding is that if you’re not licensed, you can’t originate more than 3 seller-finances/year, and you have to make sure buyer can repay, fully amortizing, and restrictions on ARM.

The Brokerage Disclosure to Buyer (BD-24) does not create a buyers agency agreement and explicitly says "Broker is not the agent of Buyer" in the last line of all 3 options on page 2 of the BD-24.

Every time I hear 1% cash flow I stab myself in the arm with a pencil - my arm looks like Swiss cheese now....hahahaSince you're in Gilbert, why not invest locally where you can walk properties and you know that area?