As a result any “offering” must either be a registered securities offering, or qualify for an exemption from the required registration.

I've done plenty of deals without and agent, off market not even on the MLS but I'm one of those wholesalers that did things properly, had qualified buyers before even reaching out to sellers and strictly stuck with assignments.Biggest problem is so many "wholesalers" barely have the understand of a deed or what title insurance is so there's an immense amount of knowledge they need before hand which can just be provided to them by getting a license!

For example you own an investment property that does not qualify for institutional financing, and you’re paying 12% interest to a hard money lender.

Most submissions are under "Approved" status, but permit not formally issued.

Unfortunately, she will not qualify for energy assistance.

Yes, that's the plan and I have bankers lined up to invest through the CDFI but, per the guidelines, I need a track record as a fund first to qualify (the bankers also want to be second round or later).

Credit score shouldn't be the primary driver of tenant approval, because if they could qualify for a mortgage they probably wouldn't be renters.

To determine price range, the first step is always figuring our how much you are pre-approved for; and that can vary significantly when you are looking at multi-unit properties because of the additional variable of rental income that can be included in qualifying.

If you offer more $ for the property than the all cash offers AND you appear to the seller to be highly qualified in the method you are using for sourcing the payment, at some point your offer will be more appealing than the all cash offers.I don't understand why you would consider a 1031 for another property in two years. 

I thank them for their interest and let them know they do not qualify.