I train in wholesaling but also lease options and subject to and wraparound mortgages Virginia is pretty strict and having a real estate license really does help youI would start a marketing campaign toward houses with good school districts in medium priced housesI like expired listings because they want to sell I would knock on their door and give a free report and then follow upMost expired listings are overpriced because They don't have a lot of equityInstead of an assignment I use an option release because in many states assignments are frowned uponSo here are the steps-Contact the expired listing seller-Show the cost is sell by listing with an agent-Compare that with lease to own in getting your sales price without a sales commission down the roadYou can either act as a principal in the transaction by creating a lease and option with your LLC or sign a listing agreement and charge a fee to facilitate the lease to ownIf you're acting as a principal, you take your option and place a memorandum of option against the property at county recordsOnce you have the house under contract you market for tenant buyers in that area that have 3 to 5% downEither the tenant buyer or the seller or both will pay your option release feeP.m. me if I can help youBest wishesBrian

The seller wants to sell it and the agent wants a transaction.  

I brought up that we could get transactional funding and double close on it to the end by or do they not see how much were making on the Deal.

The bank said they wouldn't do it because it wasn't an "arm's length transaction."

I know I speak for a lot of folks when I say that I'd love to hear more details about the transaction - how you found the property, how you found the buyer, and how BiggerPockets helped you!

With that said, there are plenty of brokers that just charge a small transaction fee or whatever.  

per REG D you cannot use a savings account if it will contain 'excessive' transactions.

Since I wouldn't personally do a transaction without title work, I can't answer the required part.

Even if it is a commercial transaction, individuals are under different rules than regulated institutions.

If I come across a great deal at say 3 million it is different than at 10 million. 10 million might be a great deal but doesn't mean I can pull it off alone myself without a syndicate etc. but I might have an investor that can own by themselves and would love that property.I think it is smart for brokers to also be investors and not just transactions only.