These estimated costs should then be reconciled back to actual costs or the purchase price.Have you had a cost segregation study performed?

However, many states now require some version of a license to wholesale, so I'd identify a market first and then dig into their specific wholesaler requirements. 

You can lean into the seasonality of the school year Fall-Spring, then list for MTR in the summer?

The other route you can look into is purchase+rehab loans if it's going to be a primary, if it's an investment then using hard money, bridge loan, or DSCR.

Attend in person, bid, if you win you have to pay right then via a cashiers check.

I would love to get a property in the NW DC that is run down, add additional floors and then make it an apartment building.

If you get 100% of the purchase price covered then you should have sufficient funds for the closing costs based on what you're saying. 

Buy and holds is the key to true wealth with all the benefits of depreciation, appreciation, loan pay down by your tenants, leveraging the equity, cash-flow etc etc, but it often times isn't the active income that pays the bills until you build up a portfolio and even then there's the tenant management or managing your property managers.That's why I'm involved in all 3.

Once you start to get people in there to look at project to project, that will give you a baseline then you'll start to gain more knowledge on where you need to be on the pricing/estimates etc.

Since then, I've chosen the Couer d'Alene/Post Falls area and have already started working with an agent.