Because I was able to step back and evaluate the process to see the critical moments where the mistakes were made that ultimately lead to the foreclosure.

I know that this aspect is critical, and it is one area I am most unsure about..

If you're just getting started, calculated DTI  (even if it's not "real" because you are paying extra) is critical, and 30 year fixed will make for a sexier calculated DTI.

why as a wholesaler would you want to put homes under contract with all those liens on them especially if that kills the deal You wasting the time of buyers and sellers The liens are very common in this business Jyst trying to help other people to not just waste time saying we going to buy with cash if you don't know the house will close or not This is what causes wholesaling to get a bad name in my area If you are going to do this as a business it would be nice to know if it will close before lots of time is wasted on a deal that will not close I look at wholesaling different because I don't want to show my buyers a house that might not close I want to know it will close The wholesaler told me he did not know Lots of buyers I talked to in my area since have complained about wasting their time looking I am just posting this because it makes cash buyers irritated if they waste their time looking I like being able to tell my buyers title search done and they can close It cost 130 to do a title search This way part of the work is done when we go to closing at my title company I'm not being critical, just trying to give insights to other investors in my area and what happens when you just put houses under contract

All feedback and constructive criticism are welcome.

It is critical that you work on networking because it is the answer to your last question, "....how to find a mentor.."  

(probably understatement)I think every portfolio has its own complexity, therefore it is critical to interview 4-5 lenders and simply define what is important for your strategy.

The seller recently decided to move out of town and didn't want to be a remote landlord entrusting his property to a property manager, so he was uncomfortable holding onto the property (this is a critical piece of information; always figure out what the sellers motivation is and keep the conversation tailored around that).

The key here is thinking critically about how you can get this property below market value so that your value add can really shine through. 

I would note that extreme caution and the assistance of a qualified CPA or Tax Attorney familiar with ERISA law is critical for such ventures.The IRS does not provide specific guidance on your ability to JV with your IRA, for example.