@Scott Scoville  Not a wholesaler but two pieces of advice.

It's very rare a doctor gets his actual fee. 

This path makes sense because buyers will feel they are getting actual value, possibly saving them money for an real inspector if there something grossly wrong with the house.

18% is pretty arbitrary without knowing the actual cost of the policy and therefore savings vs. potential repair costs.  

Actually even in the bad school district, we had so much appreciation but it's just more in a good school district.

It is amazing how much these brick walls can bow out before actually failing, and it may be decades, but eventually they will.

I think I remember watching an actual Bigger Pockets Youtube video of a young lady who does this. 

That might actually make it more lame. 

With the lease to purchase the seller more than likely would ask for a deposit that can be applied toward the down payment when the actual sales take place or the seller can "finance" a certain portion of the down payment.

Savings accounts and treasury bonds are paying decent interest rates right now, so if OP needs a year to save up more he actually has options for the first time in years.