It's simple enough for them to lend you the money to buy the property and have a mortgage and note.

Seems simple and strait to the point!!

I am considering doing a DIY treatment right at the beginning of the project so if i missed something, it would take care of it when i put it up for sale.

They have been making it stupid simple for over 20 years to target foreclosures, from the start of the Lis Pendens filing, to the auction. iMapp is built into most of the realtor MLSs, and they DO offer accounts for $100 per month that are just the 'straight dope' property data, without the MLS information included.

How much more could you succeed if you did this one simple task?

Real Estate Syndication is actually quite simple.

My value to this deal is simple that I listen to the needs of the sellers What was the outcome?

That is a simple fact, regardless if you or others like it or not.I agree that some approaches in this thread may be harsh or leave little to be desired by any wholesaler and would be wholesaler, but looking at it from the other side of the fence, when people get scammed, they get hurt and other people do something about it.To your original post and in the attempt to educate you since you stated you are new, a $10 EMD (earnest money deposit) is a typical guru education point and is not a legitimate EMD on any property.

You might be able to avoid the attorney fees by using a simple, standard FNMA note and have a title company close it.

There a few on this site, like @Dave FosterAlso, an article about the 200% rule. 200% rule  Dave can better answer on changing the identified property, but substantially the same means rental to rental, residential to commercial or reverse is OK, fee simple to long term NNN, and replacement property anywhere in the USA but not international.