I locked up my first deal , now im trying to find buyers.

there's a tremendous demand for inventory - both primary residences and rentals - and so buyers are willing to accept lower yield than a lot of us think makes sense. 

Use a buyer's agent that knows the market, contracts, negotiations, etc.If you really want to learn about investing, get a job in property management. 

Hey Paul, I've done a few of these with buyers moving money from California to the Detroit market. 

Also, since you are unrepresentated, you can talk to agent about the buyer commission.

And wanted to know what is the best contracts i should use between the seller and me as the wholesaler and the buyer being the investor?

I've done a number of seller financed deals as a buyer. 

After designing 100+ projects in 22 states across the US, we’ve come across almost every type of home, ARV, and target buyer.

Bryson: Seller Financing OfferPurchase Terms1.Purchase Price: $215,0002.Down Payment: 20% of the purchase price, equal to $43,0003.Financed Loan Amount: $172,0004.Interest Rate: 6.5% per annum (fixed)5.Initial Amortization Schedule: 12 years (144 months)6.Balloon Payment:•At the end of 24 months, the buyer will make a balloon payment for 50% of the remaining balance of the loan.

You could sell the AITD to a note buyer who will pay off the underlying at closing - BUT the buyer will need to purchase the wrap for at least the amount of the underlying.