If you search public platforms for opportunities to invest, you will find mostly 506c offerings and they will come with those restrictions.Conversely, a 506b will not allow the syndicator to advertise publicly, but will allow them to accept accredited investors and up to 35 non-accredited investors as long as proper conditions are met and prior relationship between sponsor and investor is established before an investment is made.Due to the restrictions related to public solicitation, you won't see those kind of offerings advertised out in the open.

Enforcement/collection is your problem, not the court's.So my non-legal advice is to move on and accept the loss.

@Tim Herman No Not working with any wholesalers my fear is with those homes it’s all cash since most banks wont underwrite a loan from my understanding if the place needs a big rehab also what would you say is an acceptable cash on cash return

I also posted elsewhere online & got one such response: "As a previously licensed property manager, I would first recommend not entering in such an arrangement to the owner, nor would I accept the job due to the complexity and potential disaster it could become.

Hello there BP family,I have just got my offer accepted on my very first investment property and now its time for insurance shopping.

Its all possible depending on how much risk you're wanting to accept/life constraints you may have. 

In order to to do so I'd have to forgo multiple months of rent until it gets resolved (you can't evict and accept rent) and there isn't even a strong guarantee that I would win (CA is a tenant-siding state).

(Owner occupied financing (less than 20% down), investment (20% or more).Having your conditions to close on a property laid outWhat's acceptable cash flow?

I would talk with the agent and come to an acceptable agreement. 

In other words, you submit an offer and it is accepted, but you can't find a partner or way to actually pay the downpayment and rehab costs.