Continuously educate yourself, continuously search for deals, and don't be afraid to seize the moment when an opportunity presents itself!! 

I am afraid that I will buy it and stay vacant because is so big (It will rent at about $30,000 per year and renter is responsible of NNN,or at least is what the realtor estimated).

If you are afraid to continue, then you have your answer. 

I guess worst case scenario, I'm afraid the wholesaler is making $100k under the table (which seems like a huge wholesale fee to me?)

I'm afraid layer costs if HOA looses will come to HOA members pockets anyways..so doesn't make to much sense.

Don't be afraid to negotiate!

@Luis Vilar- Don't be afraid of going out and raising capital for your deals. 

Don't be afraid to negotiate!

Your inspector will look for structural integrity issues, life safety issues/fire hazards and inspect your MEP Systems to make sure Electrical panel, wiring, piping, hot water heater & HVAC systems are acceptable/good working condition.Roof/Crawlspace/Attic InspectionsIf you are afraid of heights and don't want to get on the roof, crawl around in a dirty creepy crawl space or climb around in a haunted attic, an inspector can inspect these areas.  

LBP is nothing to be afraid of and simply needs to be disclosed to the tenant or buyer that the property  was built prior to 1978 and may contain LBP.