Put another way... don't wholesalers start marketing the property once they get it under contract, with no intention of ever recording it?

Don drug addicts even with the best intentions if they stay around the same people will fall back into old habits.So even if your son is clean today it's only a matter of time before he gives in again.He has to change his whole environment and even move to another state if need be to get away from dealers and so called friends.Your son will never be cured and it is a life long addiction.All he can do is live day to day and set himself up for success as much as possible to prevent a relapse or the frequency of relapse.Being a parent has to be defined and I am sure currently the drugs take center stage.Even though someone is in their 20's,30's40's physically that does not mean mentally they have the capacity or growth for that age.

The biggest things in this  scenario is that the borrow is not current on the first so they very likely have little or no intention of staying in the property AND they are massively upside down so there is no reason to expect anything to come your way in a FC.This is one reason I like first position notes, figure the value of the collateral vs. the costs of the Note + FC + holding cost and you know your worst case scenario.  

In contrast a guarantor is a straightforward legal contract and is enforced in small claims in front of a real judge, not a Landlord and Tenant Board adjudicator of questionable quality and intent.

Send me an email and ill forward you his phone. 

Ill hit you up in a few years 😉 Are you looking to do that in Tampa?  

thank you .yea the tube is peeling the lanlord had painted it before.guess ill get my money together and move

Again, your missing the whole intent of this post.

Can a LICENSED investor, with intent to Wholesale the property or assign it, get a property under contract listed by a realtor?

They may think they have a good case, but I think they would have to prove intent on your part.