Justin Deane if you have the funds to pay cash, you can do a double close and sell REOs buts it's not the traditional wholesaling format.

But dealing with VA loans I found very difficult and they are on their own timing, closing was a delay after delay for funds final approval.

I hooked up with a local real estate agent in hopes of searching the local market for great deals but have found that I need help with funding the transactions.

Problem is (go figure) that I'm not sure I can raise the capital need to do the deal yet and therefore, so I'm looking for suggestions and feedback on how to do that. 

Each transaction will need to stand alone and be "at arm's length".You may need transactional funding on the A -> B transaction and you'll need to watch out for title seasoning requirements on the B -> C transaction.Whatever you put together, do your homework and vet it with your attorney and the title company agents.

:P So I was just... doing... a thing... that I'm making up... as I go along... let's just duct tape this here, screw that into that other thing, use a little glue on the whatsit thingie, draw a smiley face on it for luck... and then I'm going to push this button, and then... boom, loan funded, deal closed, happy day. 

the pre rehab is generally and all cash purchase with you putting up the rehab funds then doing a rate and term refi.. this was the norm prior to 08 in the turn key space.  

I have apartment deals from time to time where I raise funds from investors I know for the purchase.

They want to know that you really can close in a very short time frame and that you have the necessary funds.

That is what I do with my SD IRA, I also am a managing partner of a fund which invests in notes and allows sophisticated and accredited investors to make double digit returns in a passive position.