@Jonathan West - If the purchase agreement doesn't' require a copy of reports, then it should be a minor or non-issue, just ask for the $ back and provide a copy of the report after funds are returned.  

What do you predict they will get raised to when they do get raised?

If you think a LLC without this insurance is protecting you, think about who it is that will be funding that LLC's legal defense. 

Pacolet is very small, but most of the people there were born and raised there.

Then you can invest in real estate directly with these funds with tax benefits.

I'm interested in wholesaling it, but I don't know how to secure the contract without funding first and then turn around and get it to an investor.

- If you want, you can take the $2k upfront by funding $98k, that's what a lot of lenders do.- I would get a lender's title insurance policy to make sure you are indeed in first position and the person/entity you are lending to is the owner.- Borrower pays all closing costs, usually subtracted from loan proceeds upfront.- Make sure the interest plus points doesn't exceed usury in your state, I don't know what it is in Florida.

They would be using our funds to purchase and flip.I am looking for advice from other investors out there regarding Investor Loan Agreements and how to structure them to protect ourselves and ensure we can get our funds back should something go wrong.

The largest hedge funds have been doing this for years and years.

His Los Angeles- based investment firm has raised more than $25 billion.