Just get a second set of sheets for each property so the turnover isn't pending the same sheets going back on the beds.

I would probably start by analyzing the current returns you are getting on the 13 properties.

Wholesaling is one of the most challenging ways to start your carrier in real estate; over 90% fail within the first year. 

Had a home inspection done and found it needs some work (Roof will need to be replaced in the next few years, some of the electrical needs work, updating the 2 upstairs units, furnace replacement at some point, etc...).  

I agree with @Nicholas L. regarding the house hack strategy. 

Document the condition they left it, keep receipts for the charges, and charge it to their card.

Generally, the further you get out of the urban center, the more likely you are to find cash flow.

There is a workaround this with a lower seasoning requirement as long as 100% of the cost (PP + Rehab) does not exceed 75% of the new appraised value.

I have a lot of questions but can see the value 

If theyre ok with double closing when you disclose the price that does defeat the purpose so whats the point of even putting it on the table?