HOWEVER, if they decide to back out after everything you do, you can't stop that... and you need to make sure your lease option buyers know full well that their option consideration is non-refundable up front.

How about taking into consideration compliance and regulatory issues.

Credit, income, reserves, experience in your line of work and in real estate are all factors that a lender will consider in making a conventional or commercial loan under.If you're strictly free lancing work on a non-contract basis, you may find a portfolio lender to provide a conventional loan if everything else is strong and you're just a few months from meeting the two year mark.The loan to value will also be a consideration, you'll have better luck asking for a 50 or 60% LTV loan than holding out at 75%.Best thing for you to do is to see your local lenders, banks and credit unions as they may pre-qualify you being aware of the issues, many mortgage brokers may find later that actually placing the loan will be a little tougher and you'll be spending money up front getting a loan package out of a broker's office to a lender.

The one thing to take into consideration, that I didn't realize until a few months ago, is that dental insurance is the real money pit.

That's why I think paying $8,000 right off the top is a little extreme not to mention it will cut into my profit considerably.

@Jay Hinrichs  I think if the wholesaler offers TRUE CONSIDERATION for a contract, or option, that they would win a legal battle, if it came to that.

Thanks for the advice I will take that into consideration

HMLs are usually small companies, so rates and terms vary considerably.  

Here's the article: http://la.curbed.com/archives/2014/06/mapping_the_...My bets are on West Adams, Echo Park, Park Hills Heights, and Downtown, all of which are currently in the midst of gentrification and are primed to take off with the expansion of the metro.

Sometimes an asset owner in default will voluntarily give a deed in lieu to a banker in return for agreement/consideration not to pursue owner for shortfall (personal guaranty) on the debt after the asset is sold.