The numbers seem to make sense but there is so much I don't know or fully understand until I'm in the game.

Finding an advertising/lead niche is pretty much the only option realistically, because you are competing against so many well-established high-volume wholesalers already advertising in that area. 

As far as appreciation goes, I don't know how to predict houses with good appreciation since I'm so new to the game.

My name is Lindsey and although I am new here I have been dabbling in the Real Estate game for quite a few years.

We both have good credit and established ties with a commercial lender who will do a non recourse loan for the other 80%. 

Think about practicing establishing relationships or perhaps formal introductions.

There has to be an established pattern before they can act on a violation. 

I get all the perspective and thanks for sharing; so I can assume that the guarantor requirement is going to stay regardless and there is no avoiding that until we have some "skin" in the game....?

@Aundre Oldacre - you may be able to find a bridge type lender that will allow a bit of cross collateralization but make no mistake, you will have to put some cash skin in the game. 

I’m thinking of wholesaling route to get in the game, because of our desire to stay away from debt as much as possible even with real estate.