I am not going to do any improvements to the land, just improvements on paper etc.

It will also establish legetimacy.... wholesaling is a sketchy business hence anything you can do to increase your credibility will only help your chances at success. 

If you have gone criminal one reason folks dont do that is there is normally ZERO chance of getting paid back.. 

There's nothing left to cover expenses so you better have deep pockets to cover maintenance, admin, turns, etc.If you think you can quickly improve rents to a point that covers your expenses and pads your pocket a bit, then maybe, IF it hits your return threshold.If you're buying cash, then the mortgage is not a factor. 

The IRS has said, since 2017, that the improvement ratio or $ value is what your taxes are assessed as, unless you have a really compelling reason to use a different value. 

As insurance woes grow over the next couple of years, I dont see this improving. 

FHA loans with low down payments are ideal for this.In the meantime, focus on improving your credit score and maintaining a solid financial foundation.

@Philip Jones we've helped our clients do over a hundred.As some of the lenders posting have pointed out, the challenges are:1) Property value and corresponding loan size2) Appraisals have much better comparables than 5 years ago, but may still be an issue.3) Property condition can be an issue via the appraisal4) Ownership seasoning - most lenders looking for 6+ months or incredible documentation for cost of improvements made.5) Most DSR lenders require professional property management.Always try a small local bank or credit union, but most will expect you to transfer your business bank accounts over to them. 

Our hypothesis was that by having the highest-reviewed properties, everything in the business would become easier.Paid Cleaners Well: Cleanliness was the biggest factor impacting reviews, so we decided not to take any chances.

This way we know its a good chance they should qualify before wasting any of our time showing units.