probably not a doable scenario for the average wholesale deal.. what you can do is extend your close with sellers cooperation and you foot the bill for the legal fee's then when title Is clear you close. 

@Jonathan MacMillanI think what @Jon S. is referring to is that your rent to value ratio (or better) is very doable almost everywhere in the country except the coasts and some major metro areas.As a result. lot's of people are going to chime in with how their market can do that.The Denver area has done very well in the past decade.  

If you went down to 2-4 properties in cash, which would make it doable to manage yourself, you'd end up netting the same or more per month with less baggage. 

Most commercial lenders want at least 25% down, though 20% may be doable as well. 

It seems like you are in a pickle but it's definitely doable.

House hacking is doable in the LA area.

With Ann automated dialer, it's very doable to make 1,000 calls within 6-8 hours. 

Or you are a big shot who can pay 3-4% cap rates because you can borrow at sub-3% (and this is 100% doable for some of the people I work with), renovate the property completely, and then cashflow at 8% after refinancing for 40% higher than you purchased the building for in 5 years.For a "trophy" asset (I.E 5th avenue corner of 57th), expect a cap rate approaching 2%.

Does it sound doable or just too complicated?

and then roll to a second house and third etc. at 48 i have 20 years or so left to work, but would like to help an earlier retirement if possible. if my main goal now is just to finally do this ( i need to read all these books and put a plan together and find a rental agent who understands this goal) and those are my financial return goals, is this doable?