Quote from @Rory Darcy: Hi guys my name is rory, pretty new to this im an out of state investor residing in new york, looking to invest in wisconsin and illinois, currently looking to build my portfolio around multi family duplexes or single family residencies, would be great to connect with like minded investors or agents who can lend a hand.Rookie investors should not invest out of state.

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? 

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Sounds like strategy call would make most sense to see what your goals are with REI and being an agent to determine if the organization I represent aligns with the direction you are looking to go. 

------------------------------------------------------------------------Here's our current guess: "The builder's plans and the build may not line up perfectly, so the buyer could sue for breach of contract or a similar claim."

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 personally utilized private notes on three transactions and participated in another handful of negotiations with sellers on behalf of buyers in the past five years. 

In some cases, I've had a buyer lined up by the time I close.

Here’s the winning formula successful local house buyers and wholesalers use to connect with sellers, close deals, and create win-win solutions:Be Relentless: Show up every day with positivity and persistence.

Localized knowledge for an agent or investor is needed to answer most of these questions.