Subject to" is a gamble for both you and your Seller, but mostly for your Seller. 

Sorry i meant MLS, GA uses FMLS as one of the multiple listing services.. but anyways wholesale sounds like gambling... !!

The thought is I could keep the same good tenant instead of gambling on an unknown tenant, the tenant gets continuity to their business instead of finding a new place for likely similar rent, and I get to increase my NOI for sale or refinance purposes.

Personally I lived in Seattle now Hawaii and I saw the light... need cashflow to eat (although i do admit that appreciation will make you rich)It could appreciate but I consider that gambling.

But it’s a gamble and I’m willing to take on a little risk.

I would be thrilled if I can break even. 

Or is it too big a gamble?

I know trying to time the market is generally poor advice and more gambling then investing, but I am hesitant to start investing in a Roth now when the market feels like it is approaching a peak.

I was thrilled, the smell was gone. 

Getting educated on RE is very fun, but getting that first property is the real thrill!