Not sure how easy school is for you, but in my opinion the first year is the easiest.

They are the easiest to work with.  

I have been looking around where I’m from for a long time with no luck and I send that agent a $100 gift card every so often as a show of good faith. 

A co-sign would probably be one of the easiest ways around it, especially if your parents are already in real estate.Loan officers usually have a problem with lending money to small businesses, especially if your business is new, because your income will look relatively low and there's a high probability that the business will fail (just statistically). 

I have an investor gifting me the funds to close.

Revocable trusts are the easiest to deal with and can be changed if need be.

They are okay with me assuming it, a wrap around or they said they’d gift it to me.

Community banks are always the easiest to work with on these types of things.

Since wholesaling has two customer bases (sellers and buyers) I would like to hear what experiences or practices you have seen with wholesalers that uphold a sense of morals and character while also being efficient and the easiest to work with.

@Gustavo JuarezPay some debt down best option, gift you the money to take down the deals if you can, partner with someone with better DTI