I was talking to a young lady the other day who specializes in self directed IRA's. 

An aunt of mine in Salinas, CA went through a very similar situation but instead of a family, w/a slightly crazed older lady.

@Jeffrey Mark Can you help this young lady out?

You will find this fellow or a lady at a firm with "Lending," "Funding," or "Mortgage" right in the company name that is physically located in your state. 

Along with not paying some lady 10% to manage the place :-)

A lady I sent a mailer to today called me at 10:00am and left a long message saying I need to quit calling her, sending her mail, texting her etc.

@Jay HinrichsNot to rehash old threads but two reasons for why not to get licensed if wholesaling is your intent:1) the cost of maintaining the license (at least until you can qualify as an independent broker) can be pretty high, especially with a lot of brokers that allow benchwarmers to hang a license seem to think desk fees are a primary source of revenue2) the bigger issue for me is opening yourself to professional liability issues when you use your industry knowledge to take advantage of the poor old lady who really needs to cash out of her mansion but the kids thought they were going to live there.

Faster than you can blink.I manage nearly 400 properties in NC and it is SO easy to get tenants out, there is no reason to be messing around with this lady.

The lady who does hard money loans is my husband's friend's mom.

I personally don't lie to sellers, I don't trick old ladies, honestly if I saw that the old lady needed as much as she could get I'd pass the deal to my agent and cut myself out the deal.