I am currently working the Greenfield and Fountain Square markets and hope to have my first wholesale transaction under my belt within the next 45 days.

If you had the property under contract BEFORE she passed away, you may still be able to complete the transaction.

Price is the whole basis for your transaction.

What is illegal (in my state anyway) is to hold yourself out as acting in a fiduciary manner, representing someone else in an agency relationship in a real estate transaction without being properly licensed in your state to do so.

While it is more common for a realtor to be paid a commission from the selling side of the transaction, it's perfectly legal to have the buyer pay for the realtor's service; it just depends on what's in the contract.  

Has anybody done this type of loan what kind of loan is this and what is the up side and down side to this type of transaction is it a bad idea? 

@Taylor Green I know my local MLS includes data about past transactions for any given property, so yes, a real estate agent is probably your best bet. 

I can tell you I would never accept our contingencies from another buyer which include: - Due diligence starts at receipt of bank approval letter- Earnest money due within 7-10 days of receipt of bank approval letter- EM held by our attorney who also must close the transaction (difficult when another attorney is handling the short negotiations but there are ways to structure it where they still get paid and our attorney closes it)- Property is vacant at least 24 hours prior to closingThese contingencies help protect our earnest money in the event values during the time it takes to get approval.  

I am not talking about any one single transaction that grosses 250K, although that is not uncommon.

@Sean BrooksI stand by my original statement about it being easy to become a Realtor.I am not laying blame to the Realtor for not getting the deal done, I am laying blame for lack of education to the client.A GOOD Realtor educates their client, a Transactional Realtor takes listings.A GOOD Realtor is able to have effective communication with their client, a Transactional Realtor will talk on their clients behalf.A GOOD Realtor works with reputable brokers, a Transactional realtor goes to one of those 100% Agency's that have no contact with them.I think that Good Realtors will know Good Realtors, and investors and Good Realtors despise Transactional Realtors.Just my opinion.