I have come to the conclusion I have no use for a Buyer's agent, I just dont need the hand holding, or the negativity.I will simply contact the Listing Agent for a showing, after having checked out the House and neighborhood on my own.I am guessing the Listing Agent will attempt to say this is against their "Code of Ethics" or some other crappy story.So, if anybody has experience with this concept , please post, and let me be wiser from your experience , and hep me smooth out my presentation to the Listing Agent .thank you for any and all comments.

Not a gentleman, but..I think that knowing your market like the back of your hand is the key to becoming a successful wholesaler.

However, there are a handful of states where you are required to have an attorney handle to closing.The only real difference is price and what the state law requires.

I haven't had too much trouble finding financing, but am in a position where I have very good credit and cash on-hand, so I'm reasonably low-risk.

If you decide to bid at the auction, be sure you have the cash in hand.

Finding a cleaner is the challenge in a market where (as you experienced first hand) has a limited supply of persons looking to work.

As far as foreclosures, you literally need to have the money in hand if you buy from an auction.

There are a handful of reasons why you could get a second loan, relocating 100+ miles away, or significantly upsizing your home due to a growing family ect, but simply waiting a year and getting a second loan isn't necessarily going to work unless you refinance that first loan. 

I'll DM you a handful.

You are paying someone to do this for you so you don't have to hand-hold.