You've experienced first hand and know now what to avoid from letting that happen again in the future.Although I am aware that things could go wrong in this real estate journey, worrying about what could go wrong isn't going to serve me nor stop me from moving forward.

The wrong one will just quote you a rate out of a call center (Navy Fed, Veterans United, USAA, etc).TYFYS and best of luck!

Unless the appraisal is wrong, starting off $10k in the hole would be an easy no for me. 

Just wanted to know if I'm doing something wrong or there's a glitch in the software.

A lot could go wrong and you could be over- exposed.

I want the seller to feel confident and or have legal documents insuring them if things would go wrong they would not lose anything.

I believe the city of Allentown will require it anyway, but I have heard horror stories, fiction or non, about oil companies having the wrong address or doing a routine fill-up that was never canceled, and dumping gallons upon gallons in to basements with no tank. 

Then once you have made some money, and understand the pricing side of real estate, you can start to learn about the rehab estimating side, and decide if you want to wholesale at that point.Don't get me wrong, I know there are a lot of wholesaler bashers on BP, but I'm not one of them.

Too much can go wrong.

Doesn’t mean we couldn’t be wrong though.