Thoroughly analyze deals using tools like BiggerPockets Rental Property Calculator to ensure property cash flows align with your goals.

I sell deals all across the state of Texas.

I plan to start out wholesaling learn how to spot good deals and then transition over to flipping.

Sounds like a great deal, maybe you should start asking for a profit share instead of just a interest rate

However, the outline below is fairly standard across most business plans.Executive Summary (Objective, mission, keys to success, etc.)Company Summary (Goals, operations, ownership & personnel experience, etc.)Market Analysis & Strategy (Approach for finding deals, investment strategy, etc.)Financial Plan (Startup costs, leverage, reserves, etc.)Exit Strategy (Timeline or milestones for exiting or refinancing investments)

BP has various tools to help you analyze your deals (rentals, flips, wholesale, etc). : https://www.biggerpockets.com/investment-calculators7.

And how does the buyer know that they're getting a good deal (ie, how do they know you don't have a 500 score)? 

I'm most interested in Sub-to deals, Seller Financing, and BRRR type of deals.

Unfortunately, if you are hasty and/or don't underwrite your first deal properly, it could become an expensive mistake.Reach out to me to chat if need more guidance...

If I were the seller or listing agent, you wouldnt be buying the property, not just because of not providing the DU, but if the lenders response was that, it would immediately make me think that lender is completely incompetent and there was no way that deal would get to closing.