Interestingly lenders don't seem to insist either.

I have a couple houses where my property manager insisted that a refrigerator must be supplied. 

My closer's explanation was that the title company's underwriters are insisting upon this.

They insist you sign an agreement in which the stress NO REFUNDS. 

(My bet is that it does)If it does, that means that the only legal ways to wholesale are to either get licensed (which comes with complications), or to buy the property and only then market it.The gurus and many here on BP insist that you're not marketing real estate, but only selling your position in a contract. 

@luke *the family and friends are not looking for a return even after me insisting, but i am gona show my appreciation %...their willing to take a risk in helping me get started..

He insisted the fees are ridiculous in RE and insisted to explain that the market is bad right now and it will be bursting soon so I shouldn’t think of property for a few years.

And the three vacancies we had at the beginning of the pandemic, took a little longer to rent out, because we were VERY picky, and insisted upon the maximum deposit allowed in our state.

TBH I would absolutely insist on working in a release clause (like a no-prepayment penalty) OR an assumption clause (allowing you to sell the owner finance portion) on the deal. 

Insist the seller hands over the property empty unless you're receiving a discount for dealing with the occupants.