This is a new endeavor for us, so the unknown is certainly nerve-wracking (more-so for my wife than me).

HelloI am trying to find the unknown part when trying to close the  cash deal yourself.

You can qualify the buyers with net worth versus liquidity and assets owned but the property itself also has to be evaluated along with location to see if the lender wants to fund.Have you told the seller you are a wholesaler and intend to sell this off and make a fee to a third party buyers who is unknown at this time??

Now returns are 8-10%, loans still outstanding, up to 25% on partnership/gold/non-RE.Taking an approach of x dollars on your activities is basically and hourly determination and was frankly an unknown.

Sure thing versus an unknown.

Or, Realtors sometimes step up and pay for minor repairs, anyone can, a lender may not allow the buyer to pay due to funds required post closing.Repairs required are unknown as to latent defects, you can't contract for either party to pay unforeseen expenses or expenses that are not ascertainable at the time of contracting, I'd say any contract that has such a provision was generated by some guru or slick type investor and will be unenforceable.Both parties have the right to avoid a contract upon the timely discovery of economic conditions that they would not have entered into if those matters were know prior to contracting.

In your scenario the CoC returns are infinite BUT I would be concerned about how little it is cashflowing and unknown expenses.

To me, it seems like to much unknown risk for to little upside.Happy InvestingDerek Dombeck

Yeah I agree - I suppose it's the 'unknown' I'm worried about - I have not yet seen the property with my own eyes so the pictures may be deceiving. 

Risk = Uncovering the unknowns (Labor/material cost, permits, inspections, contractors)