Also I would like to know what are some good out clauses to add on the contract to protect me in case the deal falls through.

To add on to Wesleys comments.

Not super creative, but has been working for us to add one property per year.

Sorry, I can't be of help to your question - have not done an add on.

In Baltimore City there is a 2-3 month lead time to the eviction date, plus you have to add on time to upgrade and fill your vacancy plus whatever time it took to decide to file the eviction in the first place. 

Find a distress home...not a junker....and by at 50% of FMV or skip it.Then put in about 25% for f ix up and carrying costs....buy it....paint front of house and mow lawn and put up a 1.00 for sale by owner sign and sell to neighbors.No bad roofs, bad basements, bad furnaces....simple fix stuff like paint, carpet, cleaning and yard work.If you buy that rental and sit on it waiting for a renter....that is cash money out of your pocket that you will never get back...then a bad renter who doesn't pay or pays late is horrible...you have to pay his unpaid bill every month on the first...bummer.Buy fix up small problems only and sell fast...add on about $10K to -$25 and dump it fast.Put profit in pocket and do it again.

I was thinking of going to churches, I posted an add on Craigslist and didn’t get a single hit.

While it would cost far more to actually add on an extra 100 square feet, the adjustment is only $5,000 because that's really what buyers are willing to pay based on pairing together sales and doing analysis.

Last week I got an email from a wholesaler in FL where I invest with a 3/2 under contract for 35K, needed a new roof and some drywall(from the roof leak), new vanities in baths, and an enclosed carport that needed some straightening out(or demo) so probably 12-15K or so for about $800/mo with no A/C unless I put in window units or was to add one(not happening) comps were about 60K-65K.

I'd like to add one more wrinkle to this conversation.