I'm not saying you're wrong, clearly you have been very successful, but to me the risk mitigation factor alone necessitates having some kind of money partner.

I believe most states if you actually read the statute of what activities necessitate having a license most all of wholesaling would require a license in most state.. contract flipping what have you.Our state is on the war path against private lenders ... in Oregon you need an NMLS license or a broker to do your HML on any 1 to 4 unit regardless if its owner occ or not. there is no such thing as a commercial purpose unregulated loan like many states.So you have all the licensed HML turning in the bigger private guys who under cut their rates... they will watch at court house.. they will pull deeds of trust to see who the benies are then make complaints and the state will follow up and will issue cease and desists.