I'm not sure I agree that your best move right now is the value add proposition at this point in the market. 

So, please advice about financing and know that I am aware of the risk proposition. 

But that's like going into a night club and propositioning every woman there—try it enough times and someone may say yes!

See - that's why you are @J Scott :)Newbies listen up: it is important to recognize all of the value centers in a particular proposition.

Being conservative by nature, I personally feel that with little to no incoming cash and no cash reserves, purchasing a rental property is an incredibly risky proposition, especially for someone with no experience.

The entire value proposition of a wholesaler is that we find the deals our end buyers would never get without us.

This is a risky proposition for you, because all mortgages come with a "due on sale" clause - meaning if the lender finds out the seller transferred title to you, the entire loan balance becomes "due on sale".

In all honesty, the total value proposition between the operational incompetence and the trash terms/conditions/rates is such that HML is a better overall value even if the rate is higher.

Your proposition is exciting, and the very reason I love real estate so much.

We have a property that we're trying to finish the rehab on and will likely have it ready to rent by 3/1, but if I wait until 3/1 to list it and then I'm looking for someone 60 - 90 days out, that seems like a losing proposition.