First, you always wind up being in for more than you budget, always, and two if you are cutting the capital requirement needed close then you can go under and default.Truth be told, to get through a deal and afford: Down Payment, Closing Costs, Holding Costs, Deposit for contractor, taxes, insurance. 

Geez  I would be talking to your HML right now as I doubt they want to take it over.and try to get a workout with them ASAP.. sounds like its going to be  a loss anyway you cut it and I have to think you put up cash for a down payment as well. maybe someone else will have some pearls for you.Wholesaler is going to low ball you for sure.

Or is that considered a waste of money when you can have it all for less (or free?)

So I have been researching making an extra principal payment every year and how it will cut down your mortgage to between 21-23 years.

I am won't buy anything this year but rather next year so I am wondering if it makes sense to approach an agent or a lender months in advance, weeks in advance or only when I really already saw something I want to buy.I don't want to waste anybody's time and I am not yet sure what the best course is.

Pencils have been down and large investors have been focused on cutting costs, increasing renewal rates and improving operations.

Quote from @Stuart Udis: Below is a cut/paste response from me in 2023.

How do they know their investment will not be wasted?

While this doesn’t cut out the middleman completely, you can find excellent investment opportunities for flipping houses at a much better price than you’ll find on public real estate markets.

Also I am 23 years of age, I deem it necessary that you should know this before hand as I don’t have time to waste.