Im wondering if it is going to be like this everywhere and I’m hoping that a kind soul might be able to throw us a lead on a good place in a safe neighborhood for 2+ bedroom 2k/mo or less and we do have a 11lb poodle mix dog.  

View and talking to some googlers and they were telling me homes by Google campus 5 years ago for a 1k sq ft older little bungalow was 500k.. today 2 mil plus.. so what kind of IRR would you get if you bought 4 or 5 years ago and sold Right this minute.. cash flow is negative a few hundred a month.. so what.. when folks say don't buy because of negative cash flow ever. they are not working in high appreciating markets.  

What kind of properties are you looking for?

IMO they have difficult jobs but what I tell my clients is that it's like substitute school teachers.... you don't know who you're going to get and you don't know what kind of mood they are going to be in. 

What kind of heat is in the building?  

No problem with that kind of transaction.But the fact remains that in MA and many other states, wholesalers are not legally able to market properties (or contracts for properties) that they don't own.  

In cases like this you might consider what kind of collections are they?

Could anybody point me to any books they recommend or very low cost from a good and credible company who does this kind of research?

But the lowest priced listings for those homes is 110k to 130k - even though they need rehab.So even if I wanted to come out of pocket to make the LTV numbers work with the lenders, the reality is the house wouldn't return the kind of cash flow I would want.

If they have experience closing the kinds of deals you are looking for they should be prepping you on what the market can realistically give you based on your criteria.