That's less than what a CNA makes, which tells me they are trying to play the game. 

And, as @Bryce Jamison indicated, folks that are looking very early, often continue to "play the field" until they find something better.

They play the numbers game.

Do you want to basically break even and play the cash flow game?

You do not need to disclose the JV agreement itself necessarily, but you and the wholesaler should disclose your role and that you will be compensated based on performance.Sometimes the third key can kill the agreement especially when the wholesaler wants down play the fact he is trying to assign his/her rights.

Speculation is too difficult with land and have no interest in my investors to play the speculation game.

This comes down to how much you like to play the odds and how much you want to be bothered with it.  

During the fowl play, the house got trashed and they want to sell it as is.

If there are issues, fall back and play the game especially if it's rather short term.And I agree, your single member LLC will likely provide any limited liability as you may perceive it, get insurance and manage your activities well to limit risks.

Live there, play the role as a manager.