I would think if a person had a buyer ready to go, they would be willing to negotiate a deal with that investor/wholesaler so that everyone can win in this scenario.

A win win is a deal where both parties are happy. 

As far as expenses, I just use a simple Excel spreadsheet and an old school notebook to write down info about each house (if it's on well or septic, city water, which electric company, school districts, etc.).

It becomes a Win-Win for both sides if you clearly define and agree upon your investment goals.  

As long as he's allowing the home inspection period and the first purchase from him wasn't full of hidden problems, then it might be a win-win for both of you.  

Key to pulling off a BRRRR win is the refinance aspect.

I hear around that it’s possible, but wouldn’t I have to pay up front if i win the bid? 

I am an experienced ICC Building Inspector and sometimes have to make a trip to the property to determine repair causes when its not clear or tenant photos won't do, but that extra trip and skill set has saved my owners thousands over the years.Just a few points - but take a good look at your leases - there may be significant "bucket holes" in your cash flow depending on how they are drafted.Finally, Steve Rozenberg from TX made some excellent points in his reply about running investments like a business and the 5 ways you can be making financial progress even if cash flow is not falling directly into your pockets each month (but I would want that to be the case) - if at least several of these 5 facets are not true for you, you may want to think about selling - but I would first improve things so your property performance looks better to diligent buyers.

I have money saved up with excellent credit but I would rather weigh out my options.

In those cases you have so much equity that foreclosing on you is a "win" for them, so they're happy to lend.