Another point, your sister can assign her interests and your x-brother in law arising from a divorce, being family you can avoid the due on sale issues, to do that Sub-To safely  you need to see your attorney.

Him : But I don't do business like that...You: I'm sure you don't sir but you agree a contract would absolutely keep everyone safe if it did happen correct?

But I would not categorize it as any less safe than any part of town that is not on a hill.

In CA, maybe budget for around $2/sq ft, to be safe?

Fortunately most of these scam artists don't do their homework, so its easy to catch them up, and you'll be safe so long as you demand escrow, and don't hand them cash, ever.At the same time, I personally wouldn't walk away just because it made no sense.

It's safe and not a bad deal in my market. 

God has a purpose for all and when its to provide "safe, affordable, well maintained housing", that's it!

Safe Haven Home Buyers

To do it properly and safely, wholesalers do a double closing.

Land contracts or contracts for deed are also mentioned in the installment contracts under the Dodd-Frank and SAFE Acts, can't write these like we use to in the old days.