The trick is not to worry about working with the realtor but finding one who is investor friendly and has the knowledge and ability to think outside the box to help you accomplish your goals.

Otherwise, the seller could potentially be so tripped up with (unjustified) paranoia during the verbal negotiation stage that I somehow am taking advantage of them that it will hamper their decision making ability, and hence, be paralyzed with indecision and most likely hire a Realtor to represent them and then before you know it the property will be on MLS and a bidding war ensues.

I've heard that if a house has a heloc you dont want to touch it subj-2 cause they have a nasty ability of calling it due.

But what I had to offer was an ability to work, and some construction know how.

Doing convoluted, strange or complicated deals where you take a property off the market, keeping a seller from seeking a real buyer while you mess around without the ability to buy or perform can increase your risk of liability, guru strategies that suggest things that actually cause a financial loss to an owner can be an issue.

Another reason is that I have the ability to buy it, no one is going to hammer me if I change my mind or simply decide to pass it on to someone I know.

That's even more important than loan ability.

All lenders have a right to agree to extend financing arrangements with any borrower or buyer, they have the right to approve the party's ability to pay, credit, equity and any other aspect of risks involved.  

I love tenant situations so I do it myself and make more money for that ability.

That, and/or ask specifically what tax ramification there might be from Joe buying or Bob.Problem with wholesaling is that you're walking a thin line to begin with, when backed up in confrontation you may be limited as to your ability to play hard ball, do you really want to go to court?