Jeff, Not trying to rain on your parade… But you buying it from them prior to it being listed… Well… Is slim to none.

Then you factor in the cost of repairs and most of them have slim margins as a wholesaler or they only become profitable if they are on the high end of the market, so even though the percentage amount is lower, the cash value is higher.  

Strike up some conversations and see who you meet.As for having a Realtor, you might use them to help you find leads (although leads on the MLS are slim pickings these days), but you definitely want them when it's time to list your property after it's been rehabbed.I would also add a CPA to your dream team.

If your market is anything like ours here in the Austin metro area there are a shortage of rentals so I would find a tenant that will sign a one year deal, the odds of this potential tenant actually purchasing your property are pretty slim compared to the odds of them bailing and increasing your vacancy rates.

If you are leveraged, then you have a lot more in fixed costs, and if your ratio is already slim, putting money aside for vacancies will keep you from tapping your own personal cash flow to cover expenses. 

I totally understand your trepidation with the market for M/F properties out there - it's pretty slim pickings.

The odds you get the the right person that has the authority to make a decision is slim.

I cant make multiple offers at once and leave them hang because if they all get accepted, I will be in a pickle.This will show you are serious and there is a slim, I mean very slim chance they may move quicker for ya!

In the slim chance you can't get a bank loan - you could have a serious problem on your hands in 5 years.

Seems like it might be slim pickings out there as there is such a demand.