@Hunter GibsonWhat you could possibly do is sue saying the wholesaler was selling a property they did not own but that will cost $ and is not guaranteed - how much was your EMD ?

It’s pretty hard to earn a guaranteed 8-9% return. 

I make sure (1) the borrower has a 10-20% (or more) down payment of his OWN capital invested (2) I understand time value of money and use a realistic and appropriate interest rate to determine the actual value of the note I’m holding and (3) obtain a personal guarantee unless the entity purchasing the property has financial strength in its own right (4) the lien I hold is in 1st position.

You get the tax write offs, principal paydown, guaranteed sale with no agent fees. 

Hitting that 1.20 ratio would be tough in a lot of markets though....too many unknowns to guarantee anything, but it might be worth checking into futher if you can get the stars to align. 

Or you can do nothing and guarantee failure.

It's no guarantee but it's a good place to start.

I like the idea of tying seller agreement to pay buyer broker fees with an appraisal guarantee, especially if broker fee is added to list price with list price already being top of market.

So you're getting quoted currently in the 7's for personally guaranteed loans, but want non recourse options below 7? 

While the DSCR loans do not report to the bureaus, they are typically personally guaranteed.