After facing the same issue about 5 years ago we quickly realized that there doesn't seem to be 1 particular program that can do all that you are asking.

Even paying face value, I'm at 35% of ARV.Any advice is greatly appreciated.

If they can't perform, move on.By the way, brokers will not like that you ask questions or 'challenge' their methods.

Slap myself in the face. 4K loss.

It will be a challenge in SoCal, but you'll find great deals in other, more prudent markets.Continued success!

Wholesaling in a different state might be very difficult as most offers and contracts need face time.

The cons you face far outweigh the pros.

Don't let obstacles or challenges stop you.

I'm writing this post to challenge those of you who would like to get started in wholesaling but have yet to take action.

There are certain deed types that pretty much indicate a cash buyer - for example, a sheriff's deed is issued from a sheriff sale in my area, then the challenge is identifying the third party buyers from the foreclosing lenders with that example.Another way is discussed in this next post:http://www.biggerpockets.com/topics/46184-help-from-massachusetts-investors-how-do-i-find-out-which-homes-were-bought-in-cash-?