I have attended Guru seminars that strongly advised that an LLC be established before conducting business.

So to some extent, that's something for the parties to consider.Perhaps the word "claim" in regard to E&O was inartful, but that was what I was talking about, but as I said, I'm not an attorney.It's fun discussing these things until you remember that @Huso Akaratovic may end up with actual damages.OP is in Virginia and this is not a case involving willful or bad faith conduct. 

And it's conducted by affordable and professional vendors who specialize in apartments.  

Always disclose that you are an agent but solely conducting them as an investor (If wholesaling is your strategy for a particular lead.

(I'm a title examiner, and conducted a thorough search.)I do have a cash buyer ready.

Conduct the inspections first and then, you could pull out.

@Tomas Satas we hired a local stay at home Mom to answer all incoming motivated seller calls, do the initial evaluation and if it meets at least one of our exit strategies She then will schedule our contractor to conduct a walk thru and provide a rehab estimate. 

It has also given me direct access to the MLS so I can conduct deeper research on market trend and properties.

So many people partner up but have conflicting ideas on what or how this business will be conducted

I just filed for my LLC via online and I took that paperwork to The Commission of Revenue to receive my business license to conduct real estate investing strategies such as wholesaling, Rehab, and Fix n Flip in the state of VIRGINIA.