But regardless of how promising a market may be, it's important that you have a way to source good deals, whether that be through a wholesaler, agent, etc.  

By that I mean listed properties, for sale by owner, open houses, wholesalers deals, and any other investors deals that they will show you.

I've currently been using Deal machine basically doing as you're stating here for wholesale, so how would grumpy hare help?

@Terrance Coleman - If you are looking to start with a fix and flip I would recommend getting on a few solid wholesaler lists. 

Best bet is talk to wholesalers and have a real good agent that can dig properties out, and be prepared to buy on spot in good locations and anything else be a tough cookie.

Alternatively, anyone know of any genuine private lenders that are open to this?

As a wholesaler, I would get a HUD-1 if the buyer kept assignment in the transaction.

Many wholesalers miss this because they’ve been taught by gurus to mislead sellers, claiming to be cash buyers themselves.

The reality is you will at some point buy from a wholesaler if you try and scale this business.

He responded with “Hello this is Felipe wholesaler in Orange County Nice to hear from you hope your event went well I have motivated cash buyers That love places in distress or properties that aren’t listed in the market”I’m wondering how legit this is if he is a wholesaler and truly has buyers he is working with.