@Cherise Wright Start by calling local RE attorneys in your area, and while you're at it, sit down, pay for an hour of their time, explain your intent, and then have them explain the legalities of wholesaling in your area!

Ill be getting my license real soon and i want to mainly work with investors. 

Curious if anyone is using or has experience with using a Letter of Intent to purchase real estate?

Break it down for him:It will cost you X in repairs JUST to sell it for Y and after you pay closing costs, commissions you'll net Z (or more likely still have to come to closing with cash)OR If you'll contribute X towards repairs, ill take the house subject to and save you the time, hassle and additional expense of selling it retail.Good luck

You can still make good money without intentionally screwing people over. 

If you sign contracts with no ability nor intention to close, this is called FRAUD BY INDUCEMENT.

@Vickiel WoodardFirst, congratulations on taking some VERY positive steps under difficult personal situation.I would guess from your post that you have some expenses to incur for repair, rehab and carrying costs, before you begin receiving income.If your intent is to hold as rentals for good cash flow, a fix n flip type lender (where most SFR investor lending is available), will probably not be interested unless they believe you plan to sell after rehab.As you stated, you won't qualify for a conventional or institutional loan, not only because of credit but also because of loan size.The suggestions made by posters so far are some version of(1) sell as is one, two, or all(2) sell one and use proceeds to fix up other twoNot bad advice, depending on your goals.These lower end houses will sell for a VERY low price in relation to their rental income because (1) tenant types will most likely be a problem or at least be high maintenance, i.e. chasing them for rent, high turnover, life crisis, employment problems, etc, and (2) unless area undergoes gentrification price increases will be non existent (3) effective outside property management is probably not available.So, if you are able and willing to manage the property and tenants yourself, keeping the properties as cash flow rentals can be a VERY lucrative activity.I would find an experienced contractor, and talk him into either (1) partnering with you by providing his services as a contribution for buying an equity interest in the houses or (2) accepting a lien on the properties in lieu of immediate cash payment to perform the necessary rehab and either making monthly payments to him to pay off the lien once the units are rented or paying him off by refinancing once the properties are rehabbed and income is established, though as mentioned a loan would be somewhat difficult to accomplish.An alternative is to attend your local REIA meeting, and discuss a partnership with some of the more passive investors.BTW, are you paying typical credit card interest rates of 12-24%, or did you get an introductory deal giving you a low or no interest loan for 6 -12 months?  

I wasn’t sure why we couldn’t just set a time right then, but hey, he’s the coach, ill roll with it.

How do I deceive the seller to into thinking I'm buying when I have no intention to buy?

If we are going to talk about the health effects then you should mention delta-9 THC is one of the best known triggers for psychosis in people with bipolar disorder.If there is going to be a lawsuit that is most likely to be the related illness.