The opportunities are there, you just have to be ready to strike when they show up. 

I can help but think how someone that contributed to so many people's financial ruin in continuing to be out here promoting webinars.Here is one here...https://register.gotowebinar.com/register/6120378021491955982His linkedIn Profilehttps://www.linkedin.com/in/stephanpiscano/bears a striking resemblance to Shaun Cohen!

I have been looking but nothing really strikes the interest.

You definitely want to strike while the iron is hot and get the deal on paper, but you probably also don't want to use some free template you find online that may not be applicable to your state or your situation.You might consider just writing up a simple one page agreement that outlines the key points (purchase price, financing, inspection period and other contract contingencies, closing date, etc. and get it signed (and perhaps notarized for added formality?)

It isn't glamorous, but if you're early on a few base hits is a lot better than swinging for the fences and striking out. 

Balancing Short and Long-term Goals: A blended real estate income portfolio can help investors strike a balance between short-term gains and long-term wealth-building.

When the first good comparable sold in my area I applied immediately, striking while the iron is hot. 

Before you strike on a deal, I would educate, educate, and educate.  

.) $200k strikes me as high and he agreed it could be high, but he's not used to running a wholesale crew (he does higher-end deals with insured union contractors) and would have to assemble wholesale contractors and oversee them a lot.

Unless you're really unlucky and a major downturn strikes everywhere at once you missed the signals...