Talk to them about the house they have, but also offer to meet for coffee and let them know you are actively looking and ask how you can get on their list.Attend meetups and REIA meetings.  

I am also working with this lender and they are requesting lender private mortgage insurance to be wired to them prior to closing. 

Just look at your insurance policy, if you have insured the duplex for replacement value (and not for cost) it will show something like 400-500k. 

So we want to make an offer on a house in our target area but it has brown stained walls and popcorn ceiling and a sting odor of smoke.

Well I guess wholesalers better learn how to do their own escrows prep their own deeds and sell without title insurance..

Here are the questions I would have before I can give you an answer:1 - What is the rent/mortgage payment/monthly taxes/monthly insurance on each property?

Mine currently allows weekly rentals but it's driving insurance costs high.  

To list on the MLS, you will need a POA signed by the seller, which states that you can sign on behalf of the owner for listing documents and offers, as well as a signed purchase and sale agreement with an assignability and marketing clause."

Add in inflation on everything but especially home owners insurance and the expenses are significantly higher than just a couple years ago.  1% rent to purchase ratios have negative cash flow and the average ratio is below 0.5%.  

We are having a hard time finding tax professionals that offer tax strategy consulting as well as basic tax filing services.