Private lending might be available and it is typically more negotiable than conventional loans.  

Typically, hard money lenders will loan up to 65-70% on the after repair value of the home. 

That typically is investors.

A couple of questions I have are:I see that typical rates are 1 - 2 points.  

Maybe that was a fluke and appraisers don't typically do that, but it's something to consider.If you are holding the property and you do not have high income, make sure you use a lease.

Since we implemented this feature in our postcard funnel our response rates more than doubled.Many sellers may be interested in learning more about what you can do for them, but are reluctant to call.

How many days do you typically have to close the deal and what procedures do y'all use to back out ?

That typically is investors.

If they don't answer, do you typically leave a message, or do you just call back another time?  

@Wayne Freeman REO's are a good way to make money wholesaling, but they do usually require more earnest money(typically $1,000), and you have to know where to find them.