Buying from a wholesaler without lawyer

[Nishi Lagoo]

Hello Everyone!

I need URGENT advice with buying  a property.  

I found a great deal with a flooded property near Houston, TX through a wholesaler. I have never done business with this wholesaler but the information on the property and numbers look good.

Purchase Price: 95K

Rehab: 20-30K

ARV: 185K

Rent: 1800-1900

When I did the calculation on BRRRR, I used worst case scenario:

Rehab:30K

ARV: 172K

Rent 1600. 

Which gives me $233 cashflow with all reserves (insurance, HOA, vacancy, capex etc deducted) and Cash on Cash 17%.

My question is even though this seems to be a good opportunity on paper, what precautions should I take while buying from a wholesaler without a lawyer and what to expect. 

I would appreciate any feedback.