People are promoting the hatred of half of your own nation/people for profit.

Quote from @Adam Macias: Wholesaling as it is today will be a thing of the past.It’ll truly be strange to even hear people and gurus trying to make big money off it.The more people try wholesaling but then end up not having an end buyer or cancelling contracts or trying weird things like novations, the more all of real estate will be regulated and cause requirements like licensing to be able to transact more than just your personal resident purchase.Which I don't know why hasn't happened sooner.Here's all the states (in red or yellow) requiring a license to wholesale or at least have started the process:Credit: REITipsterI think licensing and regulation is a beautiful thing that should happen if you plan to be an wholesaler and do more than one deal... which is going to be the case for anyone taking this business seriously.Or even it being regulated to need a real estate agent to do more than one deal outside of buying a personal residence.I've had plenty of failed attempts with agents in pursuit of wholesale deals and I know exactly why, it's not because the agent couldn't find me deals, it's just not practical to think there's opportunity for the numbers a wholesaler needs to make a profit on top of everyone else needing to these days.Because the only sellers who truly can sell at a deep enough discount are usually those who ran out of time and just didn't do something sooner with their situation.I know many coaches and gurus will disagree with me but there’s no regulations on youtube gurus and what they teach either.If we look at the current state of the market in hot cities, the availability of online resources to the average homeowner, how many deals can you possibly believe are available at 70% of ARV?

Wade executed the very first “non-profit only” government non-performing note trade with HUD.

If land values are increasing significantly, you can back-end load the seller financing for a percentage of the profit when you sell.To add to prior comment, how many septic tanks do you have?

And I am betting the headaches is why seller is so motivated and is flashing that $ and hyping it up like it's so profitable, yeah come on do it, it's so great..... it's so great they are chomping at the bit to get out from under it. 

But then again, no one ever went broke paying tax on profit. 

Most of the homes we built on these lots sold at a profit, but a couple did not, again, because of the reasons above. 

I would provide the capital and otherwise stay passive, but hopefully grab better profits than private lending?

It's a long-term learning process, but an interesting and often profitable journey - best of luck to you!

This is a property has been in the family a long time and I'll be holding onto long term as it turns a good profit.