Testimonials are a huge red flag to me as they are difficult to verify and could be paid actors etc.

Requiring a wire is another red flag. #1 seems relatively normal

On the other hand if they are a sponsor that is experienced in stopping a skin in the game, that's a huge red flag for me.c) how open to scrutiny are they?

We didn't expect the fact that insurance should cover short term rentals but raises a red flag for lending during the 30-60 day period after closing where they make sure you're not using the home as a rental.

A wholesaler contacted me about this house they have under contract for $205,000 that they want to close on within a week for $220,000. The house is in my hometown, I'm very familiar with the area. The house is easily...

HUGE red flag. 

Hey @Jake Wosick - You should definitely connect with @Zach Shepard above, he's been a great mentor for me and knows the off-market chicago space better than most.In my opinion, the key to off-market deals is understanding the ROOT issue with the seller. 

Negotiating a security deposit amount is not a red flag for me, especially with over $10K in estimated moving expenses (professional movers) and move-in costs (1st month and security).

Unfortunately, you ignored multiple red flags during the vetting process and now you're paying a price.

After the fact, you identified red flags and now understand why someone promoting on BP is no different than someone posting on other social media pages...it shouldn't automatically lend credibility to the company simply because they pay to promote themselves on BP.