I had heard that everything presently in escrow was delayed pending re-evaluation of property value.  

It is nice if you can work with someone local, but that is not always the best option.Rather than geography, i recommend you evaluate providers based on:Plan types offered as being suitable for your goals; custodial processing services, checkbook IRA LLC or checkbook Solo 401(k)Expertise, time in business, etc.Accessibility of support both during and following plan setupFeesCustomer ratings/recommendations

Perhaps the flood made it so she can't hide some shady business, or she is planning some scam based on a flooded home, what other reason could she have for not wanting landlord to enter and evaluate needed repairs!!!!

Most (not all) wholesalers either have no clue how to evaluate a rehab budget or an ARV or outright lie about it.

Sorry if I am coming off wrong it is just how I evaluate things, I have not ever needed insurance in my life for car or house etc so I was actually looking for insight that I do not have.

At this point in the evaluation, I am not sure if we would be able to refi in the first 2yrs or not, but if we do we will definitely have to consider the prepayment penalty.

I don't sell you anything but help you obtain property sellers and walk you through from evaluating the type of deal it can turn into all the way to close and beyond.Together we work on deals and learn the negotiating skills and the CF opportunities.

I'm always looking, always evaluating, always thinking, always judging the macro factors.

The short answer is no,don't do it.You don't seem to be in the right mindset to become a member of my profession which is exactly what it is,a profession and not a hobby to pick up or put away at will.My profession requires lots of time devoted to learning both in and out of the classroom for at least 6 months to earn a license and the follow up sales training at the brokerage.It is not cheap either to get started with all the fees involved.From what you are describing about your personal life,family demands,and interests desired to pursue,I would concentrate on learning about investing in your spare time.Learn how to evaluate property for potential profits after repairs are done.Join an investment club and surround yourself with successful people who have already been through the process.Learn about hard money,gap funding,and what it takes to get the money you need when you need it.

Take a step back at evaluate how our generation functions.