I see wholesaling and flipping as two different things that are not mutually exclusive (they intertwine and cross).Flipping is putting some effort into repair, upgrade, or curb appeal.Wholesaling is about turn-over.

You point is well taken however, this is an unregulated industry with horror stories well documented on this platform. 

I've also started a probate list that I pulled from the local paper, and cross referenced with the county web-site. 

Fingers crossed that it gets accepted.

I have to be careful crossing the street....didn't see a car, but got run over by the Mack truck! 

Cross your fingers and pray.

@Brit FosheeHello Tim Hard money loan is a no docs  (private) non-bank loan...without the tax returns and many of the qualifying criteria...but it could be on one property could be 100A portfolio loan could be from a bank or a hard money loan or a hedge fund...and this is many properties (portfolio) all wrapped in one loan ...so they are cross collateralized.Banks loan to US residents and are now required to get a 4506(t) from the IRS on loans they close...if they are Federally insured and regulated.

@ Scott K, what is your deal with Detroit...geeze it seems like whenever you have something to say about the city its something bad...granted you don't like it but when you start to attack the residents you sound like an ignorant racist..EVERYONE from the city are not "HOOD RATS"  But when you stay in Madison Heights and probably scared to cross over the city lines you will most likely say those things..obviously if you go downtown where you feel safe you will probably say ignorant things like that.  

GeorgeThat has crossed my mind.

I certainly would not someone known to be working with, for, or in partnership with, me out there making mistakes or possibly crossing the line.While I mentioned putting them inside your LLC, taking on birddogs is very much like a real estate broker taking in agents.