While private money isn't highly regulated at the federal level, there are subtle nuances to be aware of in each state that may trigger your loan becoming a security and then the SEC would have regulations to consider.

I see with this with a lot of local banks or credit unions.The Banker should have walked you through the basics on County loan limts versus Jumbo &  High balance.

If you already have a group of investors you work with, understanding their capital reserves, risk tolerance, timelines on return, and various other factors to help you understand what properties will be good deals for them and should help you narrow down your scope.When thinking about what tools to use, think about what you need to get done.As a wholesaler you will need to find leads on potential investments, run numbers on investments, put together investment packages for your investors, etc.Lead Generation:- Can be done on MLS, Auction sites, etc but remember competition will be high here- Pre foreclosure lists- Drive for Dollars- Social Media Campaigns - Billboards & signsProperty / Market Due Diligence:- Bigger Pockets Tools- Air DNA- Reventure App If you would like to connect and discuss in detail I would be happy to brainstorm.Good luck

You can find a company that doesn't have a high spend/volume requirement and flexible pricing options based on your needs.

Also, see how they are listed IE staged, phot quality, build quality ect.. 

I see this trend increasing given SFH in immediate Bay Area won't be built or will be high priced.

Its much better for them to sell a high dollar house to a retail buyer.

Everything is highly individualistic and there isn’t a “right or wrong”, but what works best for you and your situation. 1) what is your ultimate goal for your ideal investment property?

High Maintenance Costs: Escalating maintenance costs can erode your profit margins.Change in Neighborhood Dynamics: Shifts in the neighborhood that negatively affect your property’s value are a red flag.Better Investment Opportunities: Selling might be wise if you've identified a more lucrative investment opportunity.Cash Flow Necessities: If you need liquidity, selling a property can provide a significant cash inflow.Tax Implications: Sometimes, selling can be advantageous for tax reasons, especially if you can benefit from capital gains tax laws.Personal Financial Changes: Changes in your personal financial situation may necessitate liquidating assets.Retirement Planning: Selling investment properties can be part of transitioning into retirement.Portfolio Diversification: Selling might be necessary to avoid overconcentration in real estate.Legal or Regulatory Changes: New laws or regulations can impact the attractiveness of holding onto a property.Ownership Challenges: If the burden of ownership outweighs the benefits, it may be time to sell.Real Estate Market Trends: Anticipating a downturn in the market can be a reason to sell early.Interest Rates: Rising interest rates can reduce the pool of potential buyers and lower property values.Property Value Appreciation: If your property has appreciated significantly, taking profits might be smart.Lifestyle Changes: Sometimes, personal life changes dictate a shift in investment strategies.ConclusionDeciding to sell an investment property is a complex decision influenced by market conditions, personal circumstances, and future investment goals.

This is why I scratch my head when everyone is so high on seller financing.