Keep in mind when I tell you this.. you will unlock the secrets of the universe and  .. well you will see..You start by...hey did you see that movie last night?

I find less competition in buying them and don’t mind taking a little longer for rehab as I’m all cash.

Reonomy is also cheaper than CoStar, but keep in mind they limit the number of properties you can pull per month. 

It just boggles their minds that the evil landlord won't let them move into the property before they pay. 

Do you have a university in mind?

I don't see any major issues with your strategy, but flipping is always a risk, and you should always have multiple exit strategies in mind. 

and as one ages like a fine wine you figure out that equity is your friend and limit your debt when you can … granted mathematically everyone should do 100% financing and never have an ounce of equity tied up.. but that's just mathematically.. in a down turn like what seems to be running through everyones minds these days because there are a few headline grabbing articles that scare people.. we then start to talk about what to do and how to be positioned...

A seller could misrepresent a property, repair issues could arise, all of the same reasons an investor could change their mind on a purchase that are discussed here at length can apply to a wholesale deal. 

I try to keep in mind it's a marathon, not a sprint.

I finally got an older guy call back who saw it 2 weeks ago and he says I can't get that apartment out of my mind and is it still available, signed the lease yesterday with the occupancy date I wanted so its all good.