This tool is so effective that it's patent pending, unlike other tools that given away in the marketI hope this is enough information for you.

This just takes your time and a bit of marketing (which does in fact cost money if done effectively).If you aren't certain about diving into wholesaling you can always just network your butt off everywhere you go and build some relationships with investors that would throw you a finders fee for bird-dogging some properties out for them as well.

I'm a newer wholesaler in Memphis, TN and have a little capital to play with, so I'm trying to be as effective and as efficient as possible.  

What contingency does a wholesale use in their offerWhat happens if the wholesale does not re-sell or assign their contract, is the seller mad, disappointed, ready to file for specific performance law suit? 

How to books are important but more critical are books that teach you how to think. 7 Habits of Highly Effective People is a must or a book I read recently Extreme Ownership will work on you.

That being said and hindsight being 20/20 vision, I decided to run some numbers comparing a financed purchase versus a self financed purchase of the two properties and the effects that may have on cash flow.

You and your LO need to do the math on both and see which one suits you better. 

I want to be knowledgeable and effective in what I do. 

Capex is variable, depending on the effective age of the building and what the average tenant expects. 5-10% is reasonable.

Upstairs was damaged by fire, fire started in master bedroom and was contained to that room but smoke damage effected the entire upstairs.