This allows the purchase to act like a normal purchase transaction and avoids all the construction complexities. 

Each year I’ve bought and sold RE, transacting millions. 

The reason is, it would be a prohibited transaction for you to sign a personal guarantee on a loan for your 401k because you are a disqualified person.

You are the B-C transaction, from the wholesaler to you. 

As you grow, if you get into larger and more complex real estate transactions, you will DEFINITELY want to have experts on your team.

Write a personal letter with your offers Hey Bud, I've been told they are actually illegal in some states... 

This means seller will need to terminate his side agent and he and the buyer both use the buyer's agent for the transaction.

+M portfolio now with decent reserves but I cant afford all the closing costs that come with this large a transaction.

My understanding is that the capital for the deal would need to be held inside an LLC bank account, otherwise, I would run the risk of violating SEC laws and unintentionally forming an illegal syndication.

I am looking to network with other investors or wholesalers and I want to see if anybody has a title company or attorney that you actually use that has successfully closed wholesale transactions.