Here’s my advice nobody wants to hear

If your business/investing consists of buying houses from homeowners in any shape or form, such as wholesaling, novation, double closing, etc. GET OUT OF THE BUSINESS, and develop a new business model.

For the new business model you have two choices - either stay with homeowners and operate as a LICENSED real estate broker fully WITHIN the legal guidelines set forth by state law, or operate in the arena of commercial property or only deal with investors in residential properties.

Not only is it becoming increasingly difficult to operate within the law of more and more states when attempting to deal with homeowners sans licensure, it’s also becoming more difficult to make a profit as information is now instantly available on line; competition from “students” of gurus is increasing, and entrenched competitors are spending $10,000 + monthly on marketing.

Find another niche in the real estate world to operate in. You’ll be happier, you’ll earn more money, you’ll incur less legal risk, and you’ll be better looking too!