@Georgy CherkasskyIf you truly desire to become financially independent you should learn from the experienced, successful posters on this forum instead of “shooting the messenger”.  

The absence of a personal guarantee from any disqualified persons is still required, just as with third-party financing.

Pre-foreclosure - homeowners are desperate to avoid foreclosure and they quitclaim deed the title to some XYZ organization , person, or to a lawyer that specializes in foreclosure defense.

I’m the last person who should complain about grammar, but these are yellow flags, at best.

Sometimes you will have that next person/family lined up and ready to go, but sometimes it takes much longer and you need do renovations or at least some repairs.

Quote from @Havital Miltz: I do not know that if someone is in the hospital you can force them to close, I am not an attorney, but I doubt any court will find in your favor, closings do not always happen exactly on the day that is planned, even if everyone is healthy and well, the wholesaler here is not the reason for the delay so I am not sure what exactly you can sue him/her for, they are also being held up due to the seller not being wellJust give the person some time to get out of the hospital, closing will probably not happen the very next day either, this is really extenuating circumstance. 

This means, on average, that this person is facing foreclosure or bankruptcy, and has no other reasonable options.

I will reach out to you personally, please keep an eye out in your inbox.

@Tim Bergstrom I am a lender with a local bank here in Louisville and an investor personally as well. 

Who is personally going to be liable if the guarantees aren't met?