Property management was not outsourced to an outside agency, it was all taken care of within the military.

When you are getting into real estate as a wholesaling Realtor® then you absolutely need to concern yourself with the following....Article 4 and Article 7 of the NAR Code of Ethics (with respect to who gets paid, when where and how; along with disclosure of your true position in the transaction) True disclosure of the property's real value (Article 4) Disclosure of your Agency Status (working on your own behalf, NOT as a Fiduciary to the Seller) (State laws, Commissioners Rules, National Association Rules, etc)A State Contract (Considered a "Standard of Practice" for use by Realtors® when purchasing property, so I'd be hesitant to use 2 page internet contracts)There are a TON of blogs, podcasts, and other resources available to the agent who is looking to learn how to wholesale or add wholesaling to their repetoire of services! 

But buying and holding real estate, liens, notes etc is NOT transacting business.In the case of Memphis our advice came from the Tennessee Secretary of State:The Tennessee Business Corporation Act (TCA 48-11-101 et. seq.) does not define “transacting business,” but does provide the following non-inclusive and non-exhaustive list of activities that do not constitute transacting business in Tennessee: Maintaining, defending or settling any proceeding, claim or dispute;Holding meetings of the board of directors or shareholders or carrying on other activities concerning internal corporate affairs;Maintaining bank accounts;Maintaining offices or agencies for the transfer, exchange and registration of the corporation’s own securities or appointing and maintaining trustees or depositories with respect to those securities;Selling through independent contractors;Soliciting or obtaining orders, whether by mail or through employees or agents or otherwise, if the orders require acceptance outside Tennessee before they become contracts;Creating or acquiring indebtedness, deeds of trusts, mortgages and security interests in real or personal property;Securing or collecting debts or enforcing mortgages, deeds of trust, and security interests in property securing the debts;Owning, without more, real or personal property (including, for a reasonable time, the management and rental of real property acquired in connection with enforcing a mortgage or deed of trust if the owner is attempting to liquidate the owner’s investment and if no office or other agency, other than an independent agency, is maintained in Tennessee);Conducting an isolated transaction that is completed within one month and that is not one in the course of repeated transactions of a like nature; or Transacting business in interstate commerce.We have set up hundreds of clients in 9 countries so we make sure our advice is good.

Life companies, pensions, REITs, agency lenders and conduits aggressively pursue Class A assets.

Local police might not know if it was a federal agency that conducted it but I think the Sheriff Dept always has to be notified of all activity that goes on in the county. 

Hi all,This is a 2-part question.I was speaking with the seller’s agent and I told him that I don’t have a real estate agent. He said that he could represent me. I told him that I didn’t want representation from anyon...

As a Realtor, I do not force my investor clients into a buyer agency agreement until I'm writing a contract for them.

Depending on who you have servicing the loan, the account is more than likely NOT reporting to the agencies.  

I have a call into my auto and landlord insurance agency (Allstate) to find out if they can issue me a bond....will update after I hear back.

In one case, I had a good relationship with the parent company (realty agency) but was fed up with the continued incompetence of the property manager.