obviously, me making all these phone calls and driving around looking at all these houses is putting me essentially in the shoes of a wholesaler so I may try and find a couple of other wholesalers out that way to try and maybe get a couple of their buyer's numbers and maybe if I find something that interests whoever then I'll get them in contact.

HILender's don't typically ask for a business plan.  

They typically need to get off the contract during their inspection period and offer no inspection period or very little to buyers. 

In my market typically property management is about 5% ( I actually manage a couple properties now) - with that said should I factor in about half that for other costs?  

You should also select a local and experienced Team full of professionals that will help on doing things that you need help on or do not know.The primary Team members are typically Attornies, real estate Agents, CPA's ( or accountants), Inspectors, General Contractors, and Handymen.  

A pre-liminary Team typically include an Attorny, a real estate Agent, a CPA (or accountants), Inspectors, General Contractors, and Handymen.  

However the math is simple… run an amortization calculator see what the taxes & Mort payment are, and then know what a flat in that area rents for, With that said here is 2 typical examples of Albany propertiesNew Scotland area 2 family’s run around 220k, 6k taxes, 1k insurance payment would be around 1570 a month, typical rentals would be around 1300Washington ave areas 2 family will run around 140, 3500 in taxes, 1k insurance would be about 1000 a month, with rentals being around 1000 a month.So you pretty much can break even in the not as good areas, grab a roommate or 2 and you’re really cash flowing.But don’t forget about the big savings of the low down payment and locked in low interest rate when you plan on exiting in 2-3 years

It's essential to have a PM that truly is vested in seeing you succeed in your real estate investment goals.  

Needless to say brokers and owners put properties on there that typically have had off market exposure for 1 month or longer.

Typically the properties are sold as is and require rehabilitation loans, or cash offers.