What's left is simply $ to close (HML easily solves that) getting the vendors to do the "simple stuff" (pick your platform; Angie, Neighborly etc etc) and than to sell it (more agents than one can count happy to list). 

I usually only have about 2k for closing costs out of pocket.

The house sits near a freeway junction and a busy street, and while my previous rental was also close to the freeway, something about this home's elevation makes the noise unbearablyintrusive.

They give no official closing documents, just internal documents that I'm guessing are fraudulent. 170% profit in two years is a HUGE red flag🤯 

New 5-year Triple Net commercial lease with annual increases upon closing.

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? 

Lots of loan options can close in an LLC, helocs usually need to close in your personal name.

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

Someone mentioned wanting to be within driving distance of a property, but I actually prefer not to be close.

With that, you could cover the costs for renovations, closing costs, or even set up escrow for those senior living sponsorships.