The local real estate sales groups, local title companies, etc. may all be sources of a potential attorney in this area.Joffrey Long

It pains me to read the harsh criticisms of my profession, but there is no escaping the truth.

Funding sources are outlined in the Bigger Pocket Market place. 

Local bank will be good source to get it done.

That said, a Wholesaler seems to be the most likely source but how do I find a good one? 

Most investors in the LA area have income from other sources and are investing in it for appreciation as well as for tax reasons.

Your best source are the small community banks. 

I totally agree with @Steve Hall and @Thomas S.I own 2 Duplex's in Indy, and I only invest in Duplex's with separated utilities.Shared meters is a source for troubles for you as owner.

. $120k, but would like to do $75k down and keep about $45k for remodel unless we can finance itSource of down payment funds, if applicable: current home proceedsIncome Source: Salaried plus commissions/bonus - but both wife and I have to qualify with base pay only since we do not have two years at current employers.FICO: ExcellentI think seller financing the whole thing is too risky to us (seller wants $100k down and balloon in 5 years).

@Robert Van HornFor assignment of contract; the investor friendly title companies can do the transaction; without a need for funding source.