I've never done one personally but my understanding is it involves the home being put into a trust, with the sub2 purchaser buying the trust from you.

Do you have other collateral, such as another income property or your personal residence (last resort) your seller could record their lien against? 

Do you own a personal residence yet?

Investors want a person that they consider a good "business partner", but most of the wholesalers I see come of as borderline crimnals.

This is the foundation of why LaPlante Real Estate is based in portfolio management and property management... my personal portfolio started in 2009 and I find the majority tends to be Section 8. 

I’ve met most of my partners through in-person events because it’s easier to get a feel for someone’s personality and long-term vision.

You must have your personal finances in order before you invest.

A realtor doing high volume, you don't have to use one you can poll 3-5 agents see what they do to get you the comps and then pick that person to help you.

Points I can roll into the cost and don't mind a buy down if necessary.My primary concern is the bleed rate monthly for the build, Airbnb stabilization and the year after while we season it and prep for final financing for long term hold. well doubt unless you get money from a relative or close friend that you will do any better in the market.

I doubt that.