I made some calls on based on a internet research, but found better deals only with some obscure brokers that want to charge me upfront fees before I close.... 

Hi Anthony,Before using the credit card, read Rich Dad Poor Dad if you haven't already, and skim the internet about how to get a good credit rating.Good Luck!

Full context is required for a full understanding.Bigger Pockets and other internet vehicles are fantastic, but also easily susceptible to the promotion of inaccurate or misleading information. 

I can't give a real answer from experience, but I can suggest calling banks -- EVERY bank -- EVERY credit union -- EVERY mortgage lender -- and ask for their "REO" department (Real Estate Owned).I admit that I've done that in the past, and did get to look at a few nice deals, but that dreaded "F" word* stood in the way.Of course, the challenge these days, with the Internet and Email and such, almost nobody has a live person answering the phone anymore.

- any underground utilities like abandonned well's or underground fuel tanks (often on farm land)- water and sewer availability- power and gas availability- internet availability- perc test (if you need a private septic system)- has the land been filled (loose ground, foundation issues)- any easements or encumberances- any other disputes with neighbors- access to road, curb issues- municipal mandates, like will they make you run sewer and water, build a sidewalk etc- municipal impact fees- always have a builder or excavator inspection contingency, so you can terminate if your contractor finds an issue

I hope nobody makes decision based on an internet post, including yours.

If farm animals are legal if she has any roosters  she must lose them because her current internet ESA permission says a chicken (roosters while they are chickens are an undue burden and a neighbor problem).   

But now do everything correctly...first thing is to go to the irs site and read the official instructions...they tell you how to come up with cost basis...and not 100% trust people on the internet for tax advice.

There is a lot of excellent, free information regarding wholesaling available on Bigger Pockets and elsewhere on the internet, so you should be able to find some good information that way.

And BTW, almost everything I recommend to people on these forums....is because Ive learned it the hard way before there was a plethora of this information at our fingertips on the internet.  Ive