I don't work with the average "wholesaler" I am very strict about who I want to represent legally and ethically.

Not to mention I was/am a highly experienced developer and not a rookie.If you were to hire your friend - the contractor to run the job for you and pay her the weekly fees/draws she wants and allow her to mark up the rehab by 20% or so, that would be fair and you keep 100% of the profits less your costs to hire your other friend the realtor who gets paid at acquisition for representing you at purchase and then again at exit (with the possibility of triple ending by finding the buyer too!).

I represented both the seller and us, the buyers.

He represents many different insurance companies so he can shop around for you. 

I represented, ourselves, the buyers.

I represented, ourselves the buyer.

There can be confusion, often there is no will, & even if there is it can take many months before the deceased representative can act.For example, in New York, whether there is a willhttps://nyestateslawyer.com/20...or not - https://nyestateslawyer.com/20...it will take months, according to one New York estate attorney. 

I am worth a full 3% when I represent a client. 

I would make sure you have an attorney representing you through this transaction.

As for buying land from the state, I called and they said they don’t sell land they own, although I only spoke to one representative so some more digging is essential there.