I am always interested in ghost towns since to me they represent potential opportunity. 

Do not include taxes and insurance in the 50% rule, since that is exactly what the 50% represents (taxes + insurance + maintenance + CapEx + vacancy)2.

I manage a few of our own  smaller buildings in Yucca Valley area but for some clients within the area that we have represented on sales and purchases of apartment buildings, the majority of them have used "Affordable Rentals" in Yucca Valley and been satisfied.  

We will have a representative from Auction.com come talk to us about what they do and what the process of buying from them is like.Here is a link to our Meetup Page: Tri-Cities Real Estate Investors GroupI see that you are a member of the group but i don't recall meeting you.

It establishes a set cost to the buyer for representing them, the same way a listing broker sets their fee with sellers.

Bottom line is that any consideration you receive for the property you sell represents gain and you'll recognize tax on the profit. 

If you are not currently represented you would do well to meet with @Jordan Moorhead . 

Generally wholesalers represent themselves as the buyer.

You would be surprised at the number of people who want the listing agent there at each and every showing (or a representative).

Do you have an agent to represent you?