There are some exceptions to that as I mentioned that have been done in the past, but again that would be through an escrow account, etc.

You are looking at it correctly, as others mentioned trying to avoid a PG is challenging, especially when starting out. 

Typically they are over valued based on their comps they provide, so make sure to do your own comps.Also as you mention, I have had a lot better luck with realtors on pocket listings or just in conversations with them than I have had with wholesalers.

You mention you are new to real estate but you know how to get very accurate estimates for single family deals?

However, this must be paired with a dedicated and robust negative keyword strategy to prevent your ads from appearing for keywords that ARE NOT RELEVANT to your investing business.For the sake of this example have a look at this attached picture below:In this picture you can see that this ad shows up on the keyword “House for sale near me…” which is not something a seller would search for (not to mention a distressed seller).

You sort of answered this in your post though, where you mention keeping the cashflow for myself, and I don't think it's a great idea to charge an upfront fee for these deals.

I have a unicorn 10% down product that is not Fannie and Freddie so does not have the loan level pricing adjusters that others have mentioned.

As mentioned, I don't see vacancy and bad debt (missed payments) on here which calls into question everything else. 

Like others mentioned, there is typically always a Facebook group for your local STR hosts that you can connect with other hosts. hope this helps! 

You mentioned appreciation and how the property has appreciated 60 something percent since 2000.It has not.Same goes for rents.