I am just starting in real estate investing and found a decent deal with a wholesaler.  On this deal, there was a $5K nonrefundable earnest money deposit and of course the house was being sold 'as is' - and the buyer would not be able to see inside the home.  There were a few pictures provided.  

I was worried about due diligence - how would I know if the title is clean and how would I know if there were serious problems with the house without a home inspection?  How do you do due diligence in wholesaling scenarios without potentially losing your earnest money deposit and title search fees?  I know I can do a preliminary title search on my county's website.  But, I'm definitely not an expert at reading and understanding titles.  I think the county's information may be missing other judgments and liens???

Would someone be able to outline for me how they would purchase a home from a wholesaler while still doing due diligence?

Thank you so much!