My grandpa had told me that there was nothing good north of I-94 (implying higher crime).

If you were professionally mentored or trained, which I doubt because I can't imagine even the worst trainer setting up a situation like this, you need to go to your trainer/mentor for the solution to this.If you just decided to go out and "try wholesaling" and this is where you ended up on your first deal, then seek a seasoned professional wholesaler active in your area, bring him or her in on your deal, and have them bail you out. 

Rates are a function of risk, so don't imply your investment quality is the same.

People think appreciation is not guaranteed but in San Diego in the long term it has always gone up.  1, 3, 5, 10, 20, 30, 40, 50 years makes no difference the properties have appreciated (this is not to imply that there are not some short periods of depreciation - long term it appreciates).  

The Realtor ethics say they are just for Realtors (implying Realtors may be more ethical than regular old agents), but they seem to mostly duplicate the same ethical requirements of any licensed real estate agent, at least in my state. 

On the last page someone implied it is bad that you took the first steps and then asked "what now?"

I'm not implying anything here, I have no actual experience, just someone who has done minor research into buying NNN properties, passing along questions that occurred to me.

If buyer does not purchase title insurance, buyer will receive a Quitclaim Deed or equivalent, with no express or implied warranties of title.Property is in Virginia.

I said he has a good income (he has a nice car) to imply that he has a lot of income but he is a spender so money is tight for him between apartments.Focus on the topic, not your own interpretation and pointing out the obvious things that no one is asking about...It is not the point of the thread, and no one said he is fin stable because of his car, the point was he is not flush with savings because he is a spender, so money is tight between apartments for him.Otherwise it's just a waste of time reading your response...because it's an answer to a question NOBODY asked.

@Rick H. thanks for the response, of course I'm willing to pay that's why I stated in the last section of my post " if anyone had a great source of payable probate leads" implying that I'm willing to pay.