Usually the trustee listed on the deed of trust.  

How much do these usually cost per appraisal?

If I'm being honest, it's kind of a drag, but it brought in some extra cash.

Problem is, my usual lenders will not lend on these because their minimum property value should be 100k and loan min should be 75k.

I usually just say vacant at closing is better.

But there's more paperwork and rules to follow.Think about how comfortable you are with risk, what you want to do with the property, how taxes will work, and if you're ready for the extra work an LLC brings.

From my experience, people are blinded by the extra 50-100-200 dollars of extra cashflow a month and often don't realize that if you have a good tenant that pays regularly without causing issues, it would sometimes take another 3-5 years of a new tenant at the new rate to make up for the vacancy time of the turnover.

@Thomas Shepard, @Brandon VanderfordWe politely disagree with your opinions.Ask any attorney about contracts and they will usually tell you the longer the better.Looking at it another way, if you took your local real estate board listing contracts and expanded the font size from 6-point to 12-point and made it letter-sized, how many pages would it be?

Where is the extra $100k of value coming from?

Yes, there are are some bad wholesalers out there, usually the young guys who will do anything to get a deal done, but in general wholesalers are just trying to make a living like everyone else, and we know that no matter what price we present a deal at, a buyer will automatically say it's too high and will grind no matter what, even if it's just a little bit.