If a deal goes wonky and Don speaks from years of experience the first thing an attorney writing you a nasty gram is going to say is you sold a security without a license..

I would also speak with a few people on BP's who loan their own money in Florida, because there may be laws or rules that you need to watch out for in your area.  

The trustee is trying to sell it.Need to speak to my Title rep, but also not sure why it can't be an insured sale.

Generally speaking, an LLC limits your personal liability and protects your personal assets, but every state has different laws, so you should consult local counsel for the best form.

I look forward to speaking with you.  

Karen:I cannot speak for Ohio as there seems to be some variance in what is permissible and/or desired between jurisdictions.   

If you don't get a referral for your area, start calling the title/closing companies in your area and just ask to speak to a title agent that handles closings and ask them if they'll be able to facilitate a wholesale deal, whether it be an "assignment of contract" or a "double closing". 

I cannot speak for Canada, but the crap you posted is dangerous in the United States in general, and even more dangerous in some states.

,It was totally great speaking with you today.  

I have a background in sales, customer service, public speaking and teaching, which is my favorite!