Bethel Joseph the obvious solution is to pay a mentor thousands of dollars to teach you the right way to wholesale.

That can be before tenants are actually placed, but you must be prepared to actually place tenants at that point.If the work is done before the tenants are placed, you simply have to wait until it is "in service" to begin depreciating it. 

We ended up agreeing to a couple thousand dollars more then I offered.

Even though you wait 6 month its still 70%ltv of appraisal value  to cash out for 2+ units.

And I send out THOUSANDS of these offers.People will respond. 

I will just have to be patience and wait for the right one :) I will definitely reached back out to you if I have other questions.

I had written out three pages of questions about tax liens and tax sales while waiting for the book to get here and she has answered them all.

I usually just wait until people move out and then advertise and show them it, but I'm tired of them sitting empty for a month (or more) or having crappy renters that are looking for something short notice (because they probably got kicked out elsewhere).

If you want a conventional Fannie/Freddie loan you have to wait 6 months to cash-out based on ARV.Otherwise a commercial/portfolio loan doesn't require seasoning but will have a less favorable rate and term.

Do I wait and see if it goes to auction?