But to everyone's point above you really have to work on finding the deals that aren't on the MLS which can be much more challenging but obviously that is where the 'homerun' deals are going to lie. 

Wholesaling is about the most challenging profession unless you have been successful in selling used cars. 

In RI it's attorneys who handle the escrow/closing, rather than title companies.Usually in Rhode Island, if you're using an agent and the standard RIAR (RI Association of Realtors) purchase and sale forms, you wouldn't engage an attorney until your offer is accepted (which in RI is the same as getting a signed P&S back), unless you or the seller is putting something out of the ordinary in the P&S (usually in the additional provisions on the last page but there are a few other places extra language can be added).In that case you might want to bring in your attorney to double check the language you or (especially) the seller are proposing, just so you understand what you'd be committing to.I'm not sure what your connection is to Rhode Island but since your profile says you're in Maryland there are probably some differences between the two states when it comes to real estate.

With it being a sellers market and people having a lot of cash floating around, it can get challenging landing a deal because sellers will almost always prefer either cash or a conventional loan over an FHA. 

Finding someone to help you when you have nothing to offer but time is challenging to say the least.

Great advice - it's definitely challenging separating out the emotion from it.

If you did 203k you could get rehab but again that's new set of challenges to deal w/ the contractor and scope of work.

I've listened to many of the BP podcasts over the years and I'm excited to start engaging with you all!

I’ll build a network as I work with other agents, lenders, and buyers/investors.Could you guys challenge my thinking here or suggest other reasons why this might be a good idea.

I worry that managing from afar may be a challenge.