Also, get involved in the forums on BP.

Most sales are not that distressed, most properties were exposed to the market at different times or for sufficient periods, there is a bit of pride and ego involved with folks patting themselves on the back closing a deal, usually, what they paid is or is pretty close to what its really worth at that time.

My opinion is that wholesaling is probably the most difficult strategy to master.If you have remodeling skills, the odds of making any real money, are much greater buying, fixing and selling.It would likely be much easier to find someone in your area to team up with/teach you how to make money with a fix and flip, then to find someone to teach train you how to do a wholesale sucessfully.

One which has provided me the opportunity to successfully operate my contracting and property managment businesses for the past twenty some odd years.

Do I have to get a title company involved?

A HELOC (or Prime Equity LOC to be semantically correct when it involves a rental as @Chris Martin has pointed out elsewhere) will have its adjustable interest rate pegged to either Treasury or LIBOR.

I have to assume that with the size of house I am building, there will be kids involved.

All of this is negotiated and spelled out in your operating agreement your attorney sets up.Expectations have to be clearly defined and agreed to UPFRONT as equitable for all involved.

Theoretically this can be done in one swift action, however, title companies are more and more unwilling to partake in anything but the most straight forward transactions.While most real estate buyers will demand title insurance, I, like many other experienced investors, have sold property directly to buyers without title insurance or title companies involved.

Jordan, there are a thousand ways or combinations to approach such projects, often under syndication, with tax credits granted, can be in a REIT or other structures, sole owners, affiliates and subsidiaries may be involved.