Unless you become stupid and greedy, then this is on the investor.9.

I'm not greedy about making the profit.

I know there are a bunch of crappy wholesalers out there that are not ethical or even licensed, throwing deal after deal against the wall hoping one sticks, but hey the same goes for crappy, greedy, unethical flippers and investors.

Don't get greedy, get smart and think long term.  

I've seen landlords get greedy and it just hurts them. 

Call me greedy, but I love keeping those deposits and writing that 30 day letter is so easy without having to outline the reasons I'm keeping it.:) 

You may not think it will happen to you, but all a manager needs to do is to either get greedy and want some easy cash, or should you anger your manager in any way and some friend gives them the phone number to an attorney then you you had better be prepared to pay no less than $100k to make the case go away, or maybe up to $250k.I had a mediation to settle a case the day before Thanksgiving.

How long is the cooling off period between capital raises to avoid being tagged as a trader and requiring licensing?

Wholesalers in the area are too greedy and not leaving any meat on deals. 

And, if your next deal is your first, don't be afraid to let your seller know it's your first deal. they, many times will feel more comfortable with you simply because many people feel threatened by what they believe is a greedy investor looking to take someone for something.