And yes, the entire argument around wholesaling everywhere is that most laws that are being pushed against it (In the states where they are) are because of practicing real estate sales without a license.I am an attorney, but I don't give legal advice on here and never said I was giving legal advice so not sure where you came up with that, but your attitude suggests you will be part of the 99 percent of bad wholesalers who are out of business quicker than an eye blink.You are asking a lot of questions, which is good, but you should be asking them of local wholesalers in your area, in person, so you can see what they do versus what everyone on the Internet tells you.

Just fyi it never pays to lawyer up for EM squabbles  your just throwing good money after bad.. 

anyone can buy a bad deal - just go on Zillow and pick the first property you see and buy it. 

You can do crazy stuff with trusts but hey are really bad at protecting assets. 

I had a house in an area like this (previous HVAC was stolen while the house was vacant) although it doesn't seem nearly as bad as your area.

Have you heard of this or think this would be a bad decision? 

A lot of the creative financing is paired with bad real estate or a bad purchase price but the buyer is hyper focused on the creative financing terms and that's prioritized over the real estate. 

Of you can relocate and house hack, I highly recommend that so you give up less cash upfront.Good job not spending your stack on some bad *** pick em up truck or other nonsense young people would otherwise spend it on! 

Readers are advised to seek professional advice.Thank you Sean, sorry I've bad at explaining the general use case I'm interested in.

That said, if you feel like it's worth it to spend, let's say $3k to get a $6k tax benefit, that's still not a bad ROI.