Below is what I currently own, not alot but plugging along:- 6 rentals (23 units) total about $11,539 out of pocket to obtain ownership - 1 flip currenlty I am working on (zero out of pocket, closed on the home and the portfolio lender loaned me 10k at closing, they based the loan amount on ARV..so since I bought at a good price I had no out of pocket expenses...pretty cool. ) Paid 53k...ARV is 100k..so they loaned me 63k at closing. - 1 Personal residence...actually got a check for $900 at closing.

If you can obtain the loan with full disclosure, there will be no trouble but I don't think the bank will go for it. 

Also,  I think it will be this hard to obtain properties until you get to four or five the compounding should take over.

There are online classes available, but I want to get the benefit of networking.Boston University offers a Real Estate Studies certificate. $5k or so, not sure how reputable that would be.

It's a great way to create wealth for you and your partners.I assume that you have already obtained all the historical performance data from the seller, but if you have not, that is a good place to start to see how this property in particular has performed.  

And tone of voice is something you only obtain in talking directly to them. 

What are the total expenses of getting the loan closed and obtaining title, approx.?

Are there any certifications that would benefit me, or Associations I should belong to to up my worth?

Contingency part : Is it better to put cash and cross out all mortgage contingencies or put mortgage 95% LTV etc and give myself 30 days “to obtain a mortgage aka finding a cash buyer” If I put cash they might ask about proof of funds ..and I also limit the time to find a buyer ..as attorney review period is only 5 days in IL.

So, in keeping with the concept of wholesaling a wholesaler can not obtain a financing contract and assign it to the end buyer.....period!