WE just don't run into that in our market. if the buyer is pre approved by one of our reputable lenders here in town.. the deals close. what I found out in your market is preapproval means NOTHING>. its only when you get a clear to close that these are actually done. 

I have bought from him before and he sent me another deal (reputation is everything).

Dean....Michael is in New Jersey and isn't going to get any property for 70k that is unless he has a bulletproof vest and firearm at the ready.Charles...Michael might need a hard money lender (I know three very reputable companies) because he isn't talking about wholesaling property, he is talking g about actually taking ownership while he fixes it up and then lists it to sell for a profit.  

Better yet, find a reputable lender in your area to partner with.

Do they have the collateral in house, who else has bought from them, what is their reputation in the marketplace. 2.

Prefer actual classroom setting but would be open to an online course if it is from somewhere reputable that is familiar with NYC markets.

Your creative solutions will gain and strengthen your reputation.

In Orlando, they have Junkers to Jewels.  

This bank is a local bank with a very good reputation in the area. 

But for sure you will find a good professional reputable flat fee broker that you can work with.This is the way to go for people that know what they are doing (it is not for everyone).