But then comes the bombshell..."

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 you are thinking of renting, then that wouldn't make sense.

Once you have done 100-200 deals you can really estimate in you head when you see a deal, so that 100 turns to 5 good ones within minutes and then 1 to get under contact with you to put an offer in. 

Then I work with a local insurance broker give them a valuation of the property, explain that the property is being rented and by how many people.

In 2020, the ground leveled out, then quickly shifted to hilly terrain.

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.

There are the obvious pros/cons of a duplex but then there are the non-obvious ones that come with being in Detroit.I actually have a fantastic article about this I can share but I'm unable to link to it in this post.

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. 

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