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. 

If your priority is cash flow, then you need to look at markets that support that.

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. 

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.

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

Unlevered, completely different story.Good question, Yes.We will need $330K to close on the land, but if we simultaneously close on the construction loan, which we plan to do, then the true equity requirement will be $175Kish.

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.

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

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.

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