Help!

No need for you to worry, all you have to do is find what your buyer wants. Look for properties by using bandit signs or Matt's 25/1 Strategy. Then you would be using a Purchase Agreement contract with the seller and then assign the deal to your buyer using a assignment of contract or using another purchase agreement to perform a double close, this is all depending on how much you would be making on the deal. Remember, if your making 10K and under you could assign the contract, If you making 10K or more you would do a double close. If your not too familiar with this process I would recommend you read Deans book 30 Days To Real Estate Cash.

Hope this helps you

I also have a few more questions..if you don't mind..one is do I use the contract in the docs section as is or do you think I should make my own?..also do I use the same one if I chose to do a double closing?..and how do I go about finding investor friendly title company that will do a double closing or assignment deal?

Yes you can use deans contracts in the docs section on this site or you can make your own but I would prefer using deans. Make sure you have you 14 day inspection clause in there and you should be fine. You have to use 2 purchase agreement contracts to do a double close. One with the seller and the other one with the buyer. Now finding a investor friendly attorney/Tittle Company like I said you have to read Deans book 30 Days to Real Estate Cash and he talks about finding the right attorney/Tittle Company.

the wholesale deal process was sounding too easy...which brought me to this, So tried a few companies which brought up the issue of the legality...saying its illegal to do what I'm trying to do..so obviously not the company I need...so how do I proceed with a wholesale deal and cover my ass so the I don't do anything that's going to end up costing me money but get my pay day instead...I'm hearing terms like earnest money and other things which make it sound like I have to give the seller a chunk of change before I can proceed with the selling of my own?..any thoughts.

I have lost several deals bcuz realtors tell my sellers that what Im doing is Illegal. I explain to the seller that these realtors are wrong and are not licensed in Real Estate Law. I explain that if I have a contract and paid an earnest deposit that gives me Equitable Interest and the legal right to buy and sell any property. But to no avail.
I even had a bird dog tell me that he was getting his RE License and what I was doing was illegal. I explained to him that once an ordinary person goes thru Realty school they become closed minded, ignorant and arrogant. I told him to finish RE School, make his 3% fighting over bones and after hes wasted a few yrs and wants to make some real money to call me.
So far Ive used 3 dif title companies and they didn't have a problem with my Assignment of Contract. One of them I did have to explain it in detail. But now I have a couple of Realtors that are finding me expired listings and listed fixers, so, they are not all bad. And I understand the situation, they are really desperate now.
And wholesaling is an easy process, I'm amazed sometimes how fast and easy the deals go down. Most of the Guru's tell u to find cash buyers first, but once u find a good deal and place an ad on Craig's List you gotta beat the buyers off with a stick. I often get an investor buying frenzy which makes me think maybe I'm flipping it too cheap. I've built a big buyers list by doing it in reverse.
Also, I get these houses on contract with a $2-$10 earnest deposit. I got Dean's book, 30 days to Real Estate Cash. Buy it, read it. I'm gonna read it again and again.

Seems that the favorable approach to wholesaling is to build the buyer's list FIRST and then work the deals. I have heard only a few say that if you have a "real deal", you should have no problem finding a buyer. I have been postponing making offers because I currently have one confirmed buyer on my list. I am sending letters to cash buyers again today. I love the idea of working the process in reverse, and really...$2-$10 EMD??? That's awesome!
I have read Be a RE Millionaire, Profit From RE RIGHT NOW! and 30 Days to RE Cash, with notes and notes and more notes. Check this site almost daily for valuable bits like this one. I have to just GO FOR IT and try to put a deal together.

Thanks for the input.

That's great that you're taking action; however, you need to know what you're doing before you go out and find buyers; otherwise you are going to look like an.... how should I put it? If you don't know what Earnest Money or double close is, you need to read a few threads here and Read DG's book 30 Days to RE cash; everything is explained there, step by step.

Wishing you success,

I appreciate the responses..I'm still looking around for an investor friendly title company or RE attorney...I've done more reading to educate myself on certain aspects, I just wanted to make sure that legally I was covered just incase...I will continue moving forward on this path and see what it brings.

Hi there -

We are new investors, about 6 mos, and just went to our first Buying Summit. Great experience all the way around!

Any suggestions to quick cash in our already appreciating CA market?