First-Time Wholesaler Here—What’s the One Thing You Wish You Knew Starting Out?

here are a couple of questions I have

1.What was your biggest ‘oh crap’ moment early on?

2.Did you ever sign a contract without checking title first?

3.Get ghosted by a cash buyer?

4.What’s the fastest way to find motivated sellers in New Jersey ? I’ve heard driving for dollars works, but is it better to start with bandit signs or skip-tracing lists? 

5. How do you build trust with sellers when you have no deals under your belt?

6.Any must-have clauses in your contract? I’ve seen templates online, but I don’t want to miss something obvious that could blow up a deal.  

7.For the New Jersey folks: Any weird laws or title issues I should watch out for?

Im all ears, thank you for  helping the newbie out.