I would agree that wholesaling as an agent is a dangerous game.

The ROBS 401k may be a good fit for you if you want to get into the flipping game as it will not be subject to UBIT  and it will allow you to fund your own real-estate operating company using retirement funds.

Next time they know the process for getting a claim paid so you can expect they will step up their game.

The old laws on the books, if enforced, were sufficient IMO.I guess the gov't wants all of the hundreds of thousands of people living in "Lonnie deal" homes to instead just rent their homes and deal with the cut-off water, the no air-conditioning repair, the roach and vermin infestation, the leaking toilet, the broken dishwasher that their landlord refuses to repair while the local courts get an influx of eviction cases. 

@Richard D.If the occupants are leasing the home and aren't the owners, does this change the game?  

Maybe catch a Red Sox game on your tabletI really think there's three ways to look at real estate investing, 2 using agents and putting offers through them, 2 Wholesaling, and trying to get a really cheap deal, and 3 doing creative deals like terms dealsI'd rather avoid agents and talk to Home sellers about lease options, subject to existing financing, installment sales, joint ventures, and private first mortgages

The homeowner loses, and you, as the wholesaler, have no skin in the game. 

As Edward has stated, you have to have much more skin in the game if you go with conventional...

Plus, with no skin-in-the-game from you on this deal, why wouldn't you walk away the first time stuff hits the fan (it's real estate, stuff happens).  

Once you establish your game plan you network some more to find the necessary people to help you put the plan into action.