A year an some months later was promoted to Quality assurance which is what i do now (You know when you call customer service and the voice on the phone says "this call may be recorded and monitor for quality assurance purposes"?

That, and assuring you have a basic hazard insurance policy will cover you pretty well against anything massive. 

Licensee relationship MUST be disclosed on all Transactions in order to be in compliance. 

The answers to those questions could turn a good deal into no deal very quickly.That being said, all of the above listed items are things you'll need to gauge prior to making an offer but also to assure you'll have room not only for yourself, but the seller and end buyer alike.

He knew closing was coming up and assured me he had the cash.

Ask the attorney you find if they are willing to: (1) draft appropriate forms for you; (2) explain all the various risks (e.g. legality of wholesaling, realty transfer taxes, compliance with consumer protection laws); and (3) guide you through the first deal without charging thousands of dollars.

They want the assurance of knowing they were really repaired.

She said the inspection office would view the project as a duplex, which isn't allowed; however, the zoning verification letter would override their decision and they would have to allow it. so I paid the $150 fee and got the letter stating that my plans would result in a multi family use, which is in compliance with the zoning.

So while it may (or may not) be true that ANYONE can succeed in real estate, I can assure you that EVERYONE can not.  

The main concern here is that such mod potentially may be viewed as "origination" with all the regulatory and compliance consequences that come with that.