You should meet as many players in the game as possible.

Single family houses would not work, for example, in most of Lower Manhattan.....Find your local meetings at MeetUp.com and NationalREIA.comLearn what investors in your area are buying and where the big players are making their money.Good luck!

I personally chose to do mine online.

Find some good players in your market and learn from them by serving them. 

You are beginning to sound like a Poker player that keeps adding chips to a pot, looking at 2 Aces and a King, thinking the odds are with him drawing another Ace. 

I'm going to make a weightlifting reference here, but I think it applies.If you look at countries who dominate the sport of Olympic weightlifting today, you'll see a handful of Asian and European countries.

They aren't going after you typical wholesale deals, more so retail who doesn't want to go through the selling process. in other words they are not working the urban core … burnt out landlord homes that are a mess.. which are most of the wholesaler inventory in the rental dominated markets. 

Perhaps you take the deal to a larger player and get a referral fee

As long as you include a 'due diligence' clause saying you can cancel the contract at the end of that period you should be covered.Not sure why you are even worried about who pays what closing cost if you're in a hot market and are a serious player.

Strange as it sounds - $1 Million doesn't really make you a Real Player in the Apartment arena in most situations.It could fit you into a number of Duplex - Fourplex projects!