A PM is an intermediary and their business is NOT refurb/rehab and if you elect to use one, they'll just smile and proceed without concerns other than you pay the bill.a) network with friends who have remodeled recently to get names and first had references - - one of these are work 10x any website review.b) learn as much as possible about what you WISH to be done vs what actually NEEDS to be done (ie know the needs vs wants problem we all have) as there's lots of cash between them.c) read up on contractors bid process in your state, the allowable deposit and how to make progress payments.d) set a completion date with penalties for missing it.e) a contractor must have a license; verify and find complaints. f) must have liability insurance and be bonded (this protects  you from him just walking away).

One of my concerns is not being able to close within 30 days with a bank loan and possibly losing some are all of my deposit.   

Also, you have to be prepared to either adjust your strategy as the market cycle changes or be very patient for when your strategy matches the market. 

What I meant was, depending on the brokerage firm and if you qualify for margin, you may be able to deposit the funds and buy some equities paying a dividend. 

I ALWAYS get first month, last month, and deposit equal to a month all up front.  

I would imagine you would need to match inside finishes while maintaining the ancient outside looks?

They owned their house free and clear but had let their insurance lapsed because they could come up with the renewal premium,  I thought what a perfect match. 

Basically the wholesaler's advertising is saying "HELLO, I HAVE A CONTRACT FOR SALE (ASSIGNMENT) TO CLOSE ON THIS PROPERTY- IF YOU WANT TO HOP IN MY SHOES AS THE BUYER, THERE WILL BE A ASSIGNMENT FEE AND EARNEST MONEY DEPOSIT..Quick thinking inside the box guy, and stating false statements on things you have no clue are true or otherwise. 

I charge myself the rent I would have to pay if I rented the same apartment elsewhere, by depositing that money into the "house" account.

The earnest money has been deposited, the buyer placed an "As-Is" purchase term in the contract, and the ground work for the development is all but complete (city approvals, complete plans/engineering, permits will be issued within the next week or so, etc.).