@Derek Lacy - You are the insurance expert and I'm sure there is some official definition of "self-insured", but I was referring to the practical effect of it, that is, I (self) pledged my resources to stand behind and cover whatever property damage might have occurred.

During both I was shocked to discover a lot of unethical / fraudulent practices by licensed RE professionals.1) Rental fraud - While marketing my luxury condo in a building with very low inventory I caught one broker advertising my friends condo unit in the same building without her knowledge. 

Can I simply purchase E&O insurance for myself and practice as an individual without joining another brokerage company?

Hi Glen, Common practice when vetting a new area is to put up test ads in craigslist.  

I'm new at investing so looking for clarification from some of the more seasoned investors.With your traditional sandwich lease option, I’m assuming that when it comes time for the buyer to close, the investor (me) needs to do a double or simultaneous close, correct?

I am not sure if that is a standard practice of their broker or a function of the state REC, etc.I’ve tried to return the favor by giving them name and number to folks I approach to buy a property and while they indicate a willingness to sell – they are looking for full retail and not the “wholesale” type price I offer. 

Mike hasn't been back yet, I'd bet he understands the points I was making above.Steve, predatory practices are not necessarily avoid by showing you tried to work out an existing loan, the attempt may not even apply to other factors.

If we started seeing insane price growth due to the lending practices, then I'd think "bubble".

I lost just about everything on my 1st fix n flip because I didn't know my ARV, and did a horrible job on estimating.Wholesaling you will get good at knowing your market place ARV, and will have lots of practice knowing your numbers.Keep us posted on your success!!

Are simultaneous, back to back, or double closing allowed in Missouri, or do I need to do an assignment closing?