No, she was trying to get the title under her name, and at the same time she put money on the mobile home and I told her not to do so, and then she sold it to somebody, not sure if I was slow on my part, I did not want to take the risk to buy it without title.

They are the ones putting their money at risk in lending it to you.If you are relying on Capital, then you use your savings of $50k to buy a house Subject To or on a Wrap and start investing.If you are relying on Knowledge, you team up with someone who has either Credit or Capital or Both and you provide the marketing and acquisition, then the rehab if you are doing rehabs, then the sales of the property and your partner provides the Credit & the Capital.In this case you have knowledge, knowledge of a good deal.

These are two different strategies with very different risk and reward profiles.Both strategies can be successfully done.

You can have them sign a workman’s comp waiver, however if your contractor hires employees then your at risk.

I personally try to do everything I focus on the consulting side of the business but I offer property management services, risk management services, insurance, and agent services

Are you putting your license at risk working with unlicensed wholesalers?

Do your activities rise to the level of being a broker such that you need to get a license or else risk "brokering without a license" charges?

Also, there is a massive risk around concentrating your finances with one company.

Granted, tertiary markets have their own risks, but like all risks, understand and account for them in your financial planning and they can managed.I'm open to investments anywhere and am actively trying to build partnerships for larger deals where ever they are.  

I've always gone the turnkey route (out-of-state from CA as well), partially to avoid that risk, but partially because I just don't want to deal with it.