Despite the guru fed “misinformation” about all these under market price deals, they are actually very rare and require (1) the investor recognizing value that the seller and the rest of the market misses or (2) a seller with a need for an immediate sale and a buyer with the CASH immediately available to conclude a very quick closing usually forgoing inspections, financing, and other contingencies. 

In addition to your down payment, plan for closing costs (around 2-5% of the purchase price) and set aside at least 3-6 months of expenses for repairs, maintenance, and vacancies.

@Walder JavierRFG is solid, my team and our respective investorshas closed roughly a dozen with them.

A debt service loan would be a good option if your DTI is high, you want to close in an LLC, you're self-employed or have low income on paper, or you don't have a stable 2-year work history.

As soon as I close on it (next week), I'll list it on Zillow as well.I spoke to a lot of unqualified candidates, but I also spoke to some good ones, and I'd like for them to fill out an application.

And even then, the life cycle is generally pretty long from first contact to closing.  

However, if a deal falls through, we'll keep searching for more deals until you get one closed. 

If you’re In a title state make proof of utility pay off a condition of closing.

Imagine if it cost 1000 to send out 50 letters but half of them responded and half of those wanted an offer and half of those accepted an offer and half of those closed and half of those resold for a net 50k. 

My question is: when wholesaling, after finding a great deal, do you need real proof of funds to the get the property under contact or is there a way to get it under contract, find a buyer and complete a double closing/assign the right to sell without actually having the cash for the property?