If “wholesaler” (used in the sense of contract flipping, not people who close on purchase and resell) were required to disclose in writing to home sellers that they are not purchasing the home, are only trying to “flip” the contract, and the sale will only close IF a buyer at a higher price can be found, would this eliminate the need (if a need does exist) for government regulations being enacted and or for “wholesalers” to be licensed real estate agents?

My problem is that I believe people when they tell me things.My solution is to use an employment agency. 

I always tell people the best way to find off-market deals is to focus on one specific market, network, do deals there, etc.

Lee - How to Make Money in Real Estate Tax LiensProblem is they're all fairly generalized and talk about the basics from a global/overview perspective, whereas Tax lien certificates are all county-specific and are based on local and state rules and regulations.

We don't have a network built up yet and we'd love to meet some people who actually do this.

And yes, in my experience most wholesalers are basically just bird-dogging for investors who don't want to deal with finding properties.

Most were from people who could barely put a sentence together and listing their whole life sob story.

People typically pay people $1 per sign to put them out.

For basic floor plans, I used MagicPlan on my iPad.  

If there is a potential for loss of any kind, then you are using their funds for your benefit - i.e. gambling with other peoples money - so definitely a place you don't want to go.