This may be a good solution for you but be sure to understand the law and operate it properly so you don't lose the protections afforded.Most investors I deal with own the property in their own name.

Real estate commissions were created specifically for the purpose of protecting the public from situations like this.

@Austin Smith Even though that is my area of expertise that is one of the hardest questions I get here.

@Michael Miller, I think that protecting your assets in a LLC also has tax benefits to you as well that you may not receive otherwise. 

@Nic Gonzales, you really need to speak with a CPA and asset protection attorney who are familiar with REI.

Everything goes on a credit card, because you are 100% protected on the transaction.

How would I set up a contract that protects my interest and will not force me to sell if they back out later. can I have them do a payment and make it non refundable if they don't have financing by the end of the term.

The 6.0 contract doesn’t have the contingencies that would protect a wholesale deal.

They know the laws and uphold them to protect you from lawsuits.

Justin,If you are purchasing the real estate, and you want the protection of the llc, then purchase the property under the llc as well as have the loan under the llc. everything should be under the llc from that point forward.