If I have a $1M I can be the solution and buyer. 

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?

We are at the top of this boom cycle, and the time is not right for the average buyer to make that move in many areas.Keep in mind that the faster/higher the boom, the faster and more severe the bust. 

there's a tremendous demand for inventory - both primary residences and rentals - and so buyers are willing to accept lower yield than a lot of us think makes sense. 

@Mark G.We tried cold calling and that didn't work too well...with Propstream you just use your search criteria and it will give you a list of prospects to reach out to. 

My wife and I owned, operated and sold five RV Parks; three to individual buyers and two to Blue Metric.

The limited housing supply has resulted in increased competition among buyers and higher prices. 

Also, since you are unrepresentated, you can talk to agent about the buyer commission.

A property will be marketed and may look great, when I visit the property, I can then share The Rest of the Story with the buyer.

Quote from @Adrian Lammersdorf-Scioll: I'm helping a buyer right now that works int he hospital get 5% funded for them on a home, that may be something to look into, it's called hometown heroes here in Florida.