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

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. 

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. 

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.

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. 

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

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

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

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