As an out of state investor, am looking to work with wholesalers, agent or bird dog who can walk the ground .

On the contrary, uncertainty is the breeding ground for creating wealth.The core of the issue is whether you are willing to step out of the traditional investment framework and explore new business models and market opportunities.

For those of you who are wholesaling, what are some other ways you go about the negotiating phase? 

Not impressed with other large institutional managers who are very light with boots on the ground and in many ways have the attidude they are assisting you in managing the property, not managing it for you.

Regardless of your exit strategy better to have  "Boots on Ground" wherever you invest. hope this helps.

They are your boots on the ground. 

Then go through rent up phase, the 24 months is pushing it.g.

I read Brian Burke’s book and concluded I wanted to go with a syndicator who was vertically integrated in all phases and also geographically concentrated such that they were experts in one  location.

Lots of new ground breaking.

There is still a risk: You do not have the right outprice and lose money, your deal goes south due to unfound things when you bought it, then the rehab phase brings them up, and you spend more, and the market changes, which is something that can happen on a moment's notice.