@Nic Gonzales, you really need to speak with a CPA and asset protection attorney who are familiar with REI.

Everything goes on a credit card, because you are 100% protected on the transaction.

How would I set up a contract that protects my interest and will not force me to sell if they back out later. can I have them do a payment and make it non refundable if they don't have financing by the end of the term.

The 6.0 contract doesn’t have the contingencies that would protect a wholesale deal.

They know the laws and uphold them to protect you from lawsuits.

Justin,If you are purchasing the real estate, and you want the protection of the llc, then purchase the property under the llc as well as have the loan under the llc. everything should be under the llc from that point forward.

I've found the best rates for lending to an LLC are coming from the "Private Banking" side, which is normally offered to customers who have a larger amount of holdings within the bank

When a borrower gets behind on payments, other categories go up, but the UPB stays where it is for NPNs.Corporate Advances- any recoverable fee that the lender makes to protect its interests under the terms of the note: forced place insurance or payments on the borrower's existing policy, property taxes, property inspections, fees paid to a trustee or attorney for foreclosure actions.Escrow Advances - if the borrower has an escrow account for property taxes and/or insurance, some lenders will differentiate these advances corporate advances.

This demand comes from primarily high priced markets were the cost of entry is quite a bit higher than the quote un quote turnkey markets of Central US and deep south and Rust belt cities.. that's were the inventory is that can be bought.. there is more houses than there are owner occ's to fill them.. so this creates inventory for flippers for rental purposes.. take it another step along the food chain an these companies realized for customer care and a full service package they needed property management in house and tight controls on rehabs..  

how can I protect myself when buying small plots of land, let's say for no more than 5k, without a realtor?