I have no family or friends that expertise in the field that could possibly guide and or help me through the journey and im not financially equipped to pay for a good mentor. so, meanwhile, i just research and plan.... 

We threw out cabinets, flooring, light fixtures, planned on new windows and doors, anyway, had vents cleaned.

I don't expect it to fail and I am planning for a fast sale.

If they have a great track record and have worked with the wholesaler before, they may be able to negotiate an inspection or holdback, but don't plan on that as a strategy. 

I do need to cover the remaining $9,000 out of pocket (I am in a similar spot, billed monthly and the leak started soon after the last reading)The company does offer a payment plan, but, since the bill in in the tenant's name he would have to go on the plan and I would need to figure a way to pay him monthly. 

But, I think my financial situation may be good enough to do a 5% conventional loan, please poke holes in my plan if there are any. 

You'll want to consider this in light of your long term plans - i.e., do you want to have a portfolio of RE properties down the road, or are you expecting to cash out and do something different. 

@Roseann Koefoed,As long as you have legitimate self-employment or an active business, you will be able to establish a self-directed Solo 401k plan.

How do you plan on using that financial tool?  

Will depend on several factors like the type of property, type of tenants, your risk tolerance, other assets you own, your estate planning, laws where the property is located, etc.