There are other lenders who can do the transaction for you in the LLC name.  

You'll need access to a fair amount of cash (doesn't have to be yours - I use private capital for most deals) or be skilled in putting together creative financing transactions like sub-2s, owner wraps, lease options, etc.

The specific language you need to perform your wholesale transaction should be acquired by your attorney and you should consult said attorney on your state's laws regarding how to legally wholesale as many do it illegally - brokering without a license.If you plan to have an assignment clause to assign the contract to another and market that property/contract to others for a fee, you are brokering.

@Victoria Davis, a title company could handle the transaction but in NYS, we don't offer legal advice due to the insurance nature of our company. 

I'm currently mixing rental transactions with my living expense in the same account.

I have worked in Residential Real Estate and currently work as an Analyst for Commercial Lending and I am ready to be on the other side of the transaction.

Your title company will feel comfortable insuring the transaction, safe in the knowledge that the previous title insurance policy can be used to pay off any unreleased prior judgments. 

I don't take closing costs into account when comparing properties, as that can widely vary between different transactions/negotiations. 

I think in most states it is illegal to bill tenants for water because you need to be a legal authorized water purveyor.

Do you take 6% off the top of every transaction and do you have a 10%-20% mentor fee and if so, for how many transactions?