., so far below fair market price at retail that the repairs can be covered as well as your profit and the flipper's profit in its eventual retail sale -- or 'buy-and-hold-to-rent-out'er's profit before they would expect to get it rented -- plus the title search, closing, and any tax costs related to your purchase from the seller (usually split somehow) - and finally, the title search, closing, and any tax cost split with whoever buys it from you.Now, that someone could be you (you do trust you and your repair-estimate abilities, don't you?)

Would I be able to generate a legal/legit Sales contract and/or settlement sheet for the “sale” to the property?

@Deep PatelPath to financial freedom is found in building a portfolio of cash generating properties.

It's been a while now into Cody Sperber's fast track program learning how to wholesale real estate online, but I haven't pocketed any profits yet besides the education.

I was going through this old thread and a wholesaler noted that she sells at her contract price with no markup, but a 50% profit share. https://www.biggerpockets.com/forums/93/topics/174983-virtual-wholesaling?

Basically, it's as if she and you are both starting at the beginning of your RE journeys, to find out whether she/you would be better off investing for appreciation (eg. buying property that should be ALREADY worth more than you pay for it, AND it's due to keep going up in value too, but, won't generate much net cash flow), or, buying for cash flow (in areas where appreciation has not happened historically, but are still golden egg locations for double digit net rent returns). 

@John Kilduff I actually know a wholesaler in DE that runs an apprentice program where she trains new wholesale investors to know good or bad deals, find leads and close on the good deals with them and splits the profit with them but I only know one buyer in NJ who buys in Burlington county but made I'm with it.

I cant pay more than that if I do my profit margin is razor thin.

My strategy is to exit in 3 years.Based on my calculations, it will generate 3.7% cash-on-cash return in the first year (with an aggressive expense estimates) - I am betting on the appreciation value than cash flow.

My advice would be looking into other revenue-generating options to diversify risk.