Marketing to Investors w/Out Contract - Legal Issues?

Please Help! We’re wholsalers in Phoenix, AZ. On occasion, our web advertising (Google AdWords) results in people located outside our preferred marketing area to submit their home/land for sale. Also, there are homes we come across without enough spread for both the wholesaler and investor. We are looking to either (1) sell the leads outright to investors or (2) get them under contract ourselves, then sell the contract to investors for a finder’s fee.

As for (2) above, we’d like to get investors interested BEFORE placing the property under contract. Are there any legal ramifications in speaking with investors as though the contract is ALREADY in-hand when, in fact, it isn’t? Is this way out of line as far as ethics are concerned?? Your reply would be very much appreciated. Thanks!