It was a decent play when things wouldn't sell if you want to work the pretty house business, not so much when the average DOM is under a week.You've got to think like a seller when you are trying to buy. 

It sounds like solid advice but I haven't done any wholesaling in the past and need a little insight that would play well in the northwest area; I live in Cypress.  

So Westminster can be a good play.

Handle these issues on a case by case basis don't just default to playing the part of a faceless corporate entity with "policies" that you follow.

Your only play is to rent the property out until the bank forecloses.

You don't trust her and she is playing a part by not earning your trust; however, aside from all of us knowing this -- have you communicated it to your property manager?  

At first it may feel like you are playing a part as you get used to making demands.  

I've loved the idea of real estate since playing Monopoly as a kid.

If you play the Seattle market, I would buy in the first six years (of an 18 year cycle) and sell at the end of the next six years of the cycle.

Past that you are at the mercy of the seller taking your E/M and walking...most wont because its a PIA to remarket and sell, the agent will be pushing to get it closed for the commission, but if you have a real deal and someone comes along with cash you could end up getting shafted.If your seller will play ball you can do things like L/O it for 30 days or something to get utitlities switched and tenants in.