I am actively searching deals and I am finding many properties have understated expenses. 

@Matthew CarducciThe Land Trusts are pretty time consuming to work on since they require to be formed under state law and collaboration with the country the property is located.

Still think the vacancy and maintenance is way understated.

The furnace and water heater are old, and an inspector will probably say i need to replace a retaining wall that's leaning slightly toward the bordering neighbor's house (they have to split the cost under state laws) and fix a few other things the flippers did hastily in 2006.

Bad wholesalers don't have that experience or understanding, don't have any cash, and are often just raising homeowners' and newbie investors' hopes with inflated ARVs and understated reno costs.

You don't want someone understating expense or overstating income to come up with "market value". 

Sometimes we understate the worst case if only from a lack of imagination of what could go wrong in the future.I'll admit that some of the westside Atlanta investment going on is speculative but I'd challenge anyone who suggests that any form of real estate investing is NOT speculative.  

1 - you elevator pitch IMO should be simple and understated.

- What options are available under state law that provides me with some amount of security, as the seller, once the deed is transferred to the end buyer upon signing of the contract, in the event that the buyer defaults on their payments? 

Pine Bluff has one of the highest per capita crime rates in the country and several of the school districts are under state control.