Given carrying costs and transaction fees, along with the amount of capital you would have to tie up, if you do not your anticipated ARV at sale you could be in trouble. 

Maybe you find a Hard Money lender to do short term financing (transactional funding) for a double close and they want money for an appraisal up front.

Could I have done this while having a site up...Yeah...but I would rather have a finished product (website) that I can tweak later than a piece a crap landing page.

Any recommendation for an investor friendly Real Estate attorney in Nassau county Long Island. knowledgeable with wholesale transaction.

@Rachael Britton You do not need a realtor to submit an offer for a property, but if you are dealing with the Seller's Agent directly, understand that unless/until their status changes to Transaction Broker, they will continue to be the Seller's Agent, meaning they are only working in the Seller's best interest and owe you basically nothing besides fair and honest treatment.

Very impressed with your final product and very cool that you did a lot of the work yourself to keep costs down.

Your 121 exemption would only apply to the gain/profit on the last transaction....all prior deferred gain would become taxable.

My lesson learned was to have an attorney represent my side of the transaction.

I'm not going to go into what we walked out of closing with because that's a product of what we owed, etc.

I went through a local bank, who offers portfolio products.