Specialized investment programs can help an investor with more favorable terms and rates. 

I hate involving lawyers but if you are someone who sees value in it, you could even skip #5 and have a lawyer send a letter.

Higher % of return.Between myself and one client I have involved this is what we have done:BOUGHT ------SOLD ---------- DEAL LENGTH38k                  55k              4months27k                  45k             3.5 months52k                  85k             3 months24,500            43k              Closing Feb 6th 53k                  80k              under contract (4 months)20k                 ------              Waiting on Deed (expected sale 40k)No mortgages.

In other words like most things the government gets involved in, the cure is worse than the disease.   

A penalty tax is assessed equal to 15 percent of the amount involved in the prohibited transaction.

That being said, the AZREIA (Arizona Real Estate Investors Association) has a major part of their program dedicated to everything wholesaling - from getting started to scaling.  

For someone focused on investing vs. traditional sales, look for brokerages with experienced investor teams, mentorship programs and agents active in acquisitions.

Plan for 15 to 25 percent of the electrical budget to be discovered work.Biggest early mistake I made was not getting a structural engineer involved before closing.

This criteria is for 1-4 and 5-8 unit programs.

Foreclosures are rising in many markets and I suspect a portion of those may involve subject-to deals.