I'm an engineer (Civil/Structural) from NY.

I'm guessing he probably doesn't want to be liable for anything that may happen during/after the flip that could lead to litigation.

I am a Civil Engineer with a full-time job, paid my way through college doing web-design & development, and am extremely motivated to meet you all.Areas I hope to invest in eventually:-Denver, CO-Tucson, AZ-Various WA cities-And of course, I am always open to opportunities elsewhere.My current step in the real estate business: Learn from someone already in it.

Neadless to say, I'm still in litigation with them, again, for over 5 years.

David, please talk with a lawyer about this, there may be criminal, ie SEC violations, or at least civil claim you can bring.

If you aren’t  familiar with the Florida insurance situation, there’s been a huge amount of litigation from roofing companies that have forced the insurance companies to pay for new roofs.

Wholesalers however, with their generally unlicensed nature, can act with impunity, they can screw one client to the next with little to no consequence beyond a civil suit from that individual client.With as low as the bar to entry is, and as small as the cost is, why not just get licensed and then the issue is moot?

or are businesses other than Sole Prop required to use an attorney? and is the answer state/county-specific, or pretty much the same across the states??

This article:CC&R Basicswould seem to indicate that this only applies to those that have signed off on the CC&Rs by stating this://QuoteWhen covenants are instead signed privately among neighbors, as in a mutual compact or agreement, they are still binding upon the signatories and may be litigated if breached.

Please repeat after me: insurance does not protect you from liability...it only pays the litigation costs and damages once you've already been found liable/negligent and have a judgment in your personal name (if you didn't change title on that rental property and a cause of action).