I'm also working on building a nut outside of my retirement accounts (at about 8k right now) to use for this business.

The nut doesn't fall far from the tree and birds of a feather flock together. 

As others said seems like alot of risk but knowing other builders what drives me nuts is they are always seeking more money to do more deals and if they are complaining about the bank financing then your risk should be more than what the banks would charge.

Most agents will also tell their client not to accept your offer after you tell them you just want to wholesale it, so it's unlikely to be a particularly fruitful endeavor but you can try.

Without them, I'm just another squirrel chasing nuts and paying too much for houses.

But the odds are against it.If you went by this rule you would be buying with confidence at the bottom of the cycle and backing off when prices get nuts.

Other people are going after the same nut you think you are entitled too because you are part of "the cartel."

Granted UPB may or may not have anything to do with value but, they are taking some of my garbage in exchange for some of the low hanging fruit I'm offering.

At some point, we need to enjoy the fruits of our labors!

In a nut shell, learn real estate, not real estate tactics or strategies.