My title company has told me that it is impossible to do a simultaneous closing using only the end-buyers’ money to fund the transaction on a wholesale deal as they say it is considered a “dry closing” and is illegal in the state of Virginia.Someone from the title company also told me that there is a limit on the number of assignment deals that you can do before you are forced to get a real estate license or it is considered brokering without a license.

I converted my primary residence into a rental property three years ago.

I've been on BiggerPockets for around ten years.

Wait tables like my 17-year-old kid does and make $1,000 a week.

Reels are a nice teaser, but that only promotes the agent, not the property.We sell about 100 properties every year.

The only cost so far is the hosting which was $150 for 4 years (plus domain name which was negligible).

The party seems to have been over about 2-3 years ago now.Might try outside of Dallas now to one of the cities that might be more friendly and accommodating.

@Bryan JeffriesThis is definitely a scenario to discuss with your licensed tax advisor. 

starting by just brokering loans is a good way to start in states that do not require a license.. raising capital from private investors to make loans is a long process And very difficult if you do not have a long track record or pedigree in the industry.. if someone is brand new they really need to go work for a lender first.. other wise IMHO the chance of success is very small.

My wife and I have been using everydollar budgeting app by Dave Ramsey for the past 8 years.