Lumber and plywood went up to the sky and then came back down but not down to previous levels everything else rose and stuck.

Pay the bill yourself, then reimburse yourself by charging the tenants based on a formula.

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.

Then if you still 100K off, I would start dropping the price in a big way to get to an even playing field. 

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.

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 use $50k of the loan to do the repairs.If you have 20% down + rehab money, then you can do a FNMA HomeStyle program.The FHA 203(k) is a great BRRR tool. 

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. 

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.

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