@Brett Snodgrass  Your post is like that of a man who complains he can't find a decent girl yet his favorite meeting place is at a bar. 

My strategy has been to look for (1) flips that have been on the market for awhile and (2) otherwise decent homes that have had frequent price reductions.

If you want give wholesaling a shot and have trepidation, maybe you should give it a shot first.  

I'm looking for fix and flip for myself since anything on the MLS here is over priced or if it's a decent price, gets 10 cash offers.

Unit Type: Fourplex (two detached studios + duplex)Year Built: 1965Building Size: 1,700 sq. ft.Price: $440,000Current Rents: $3,755 ($1,075 + $1,005 + $900 + $675 + $100 storage).  The $675 unit is below market...curr...

If you have adequate coverage and a decent protection plan in place then you should be fine.

It would also have to be a low crime, decent neighborhood.  

Not necessarily in the worst neighborhoods, but places where average real estate prices are relatively low and the quality of life is still decent. 

I'm having a hard time determining the possible outcomes and the return I can expect on each one of them.I have a small SFR portfolio and I am in a place right now where I can acquire a decent number of properties to grow my portfolio.

In this situation, it appears the buyer already shot himself in the foot by transferring things legally from the get go.