The only additional advice I could give you is that next time you could get a contractor (preferably one that have work with investors before), call the septic company to do a real estimate of the situation and then make your decision (assuming you want to pay for these inspections/estimates). 

That number also makes me question a $30k jump in value. 2) your cap ex and repair estimates seem a little low to me (might be accurate for your area though). 3) in the end, it's your decision as to whether you're comfortable with it or not.

I guess I will need a contractor to walk the property and give me an estimate because the numbers look good. 

Now that I think about it, you might want to agree to a price with the seller, then say ok I will need to send over my contractor to estimate the repairs and if he says the repairs will cost as much as I think they will, then we can move forward with that price and put it under contract.

I tthink ive found a good deal seller wants 55k Zillow is estimating its work 250k is that a good deal to wholesale if I could get any info that would be good.

I can't verify your numbers but you estimate $328 cash flow which comes to $55 per unit.

I think around $3k is usually a decent estimate to go with.

I contacted a local agent to verify the individual estimated value of the homes.

In my area, I just use a $7k estimation for the closing costs.

Assuming I can refinance to a 30 year fixed loan here are my numbers.ARV = $270,00070% LTV = $189,000DEBT:Debt Constant of 4.8% loan ($189,000) = 6.3%Monthly P&I @ 6.3% = ($11,907 / 12 = $992)EXPENSES:Less Vacancy & Collection @ 10% = $285Property Taxes (Monthly) = ($1,405 / 12 = $117)Insurance (Rough Estimate) = $1,200 / 12 = $100)CAPEX @ 12% Gross Rent = $342Maintenance @ 12% Gross Rent = $342Water/Sewage = $200Lawn Care = $125Property Management @ 10% Gross Rent = $285TOTAL MONTHLY EXPENSES = $1,796DEBT + EXPENSES = $2,788Cash Flow = $62My goal is to cash flow $100 per a door but this market is getting tougher and tougher to find deals.