Being new to this process, it seems a regular referral form won't work.

I have a special fondness for I-found-a-pile-of-gold-in-a-crapshack-basement-help-me-invest posts.I've been a regular contributor for years.

He regularly shows recent deals & breaks them down.

You don't look for distressed, or blue doors or any other BS indicator you just get interacting. 

I enjoy the guaranteed rent and higher rents than most regular properties with a "normal" tenant.

Then it automatically reverts back to the monthly payment option so you would never miss your regular payment.

Are you doing regular long term rentals there?

Follow up with sellers and buyers regularly to stay top-of-mind.By following these five rules, you can minimize most of the common challenges wholesalers face and set yourself up for success.

Every interaction with them has raised red flags. 

Make sure you understand the difference between capital expenses that get depreciated over multiple years and regular expenses that get deducted immediately.