Pick some properties that interest you and have solid cash flow, but please ensure you have a pre-approval ready to go when something really catches your eye.

I was able to get approved for MCD and build a triplex (couldn’t fit anything bigger).

I don't think that applies here based on the records I have found so far, but I'll definitely keep that in mind as one of those weird edge cases to try to understand better if I end up getting deeper into this process.3) you call the IRS lien department they can fax you a paper document stating if there is a lien or not its best to have this - unsure about the 120 days start date but we can safely assume it starts once the sale occurs or the date its switched legally in the clerk systems.Maybe calling the IRS will be a bit more enjoyable when it's to talk about someone else's taxes? 

Personally, I would like to legally avoid as much tax as possible.

This tenant was trouble for most of her one year term (keeping a cat in the house without my knowledge/approval), however no issue paying rent on time.

While wholesaling itself is a completely legal and valid practice, when you start getting creative, you can easily start making some moves that can land you in hot water (if you get caught). 

I would go line by line through each property to make sure they made the adjustments property (like condition, the garage you mentioned, etc).It's my understanding that the appraisers can only count legal sq footage, bedrooms, baths, etc.

Since it’s often a “he said she said” situation, just like in your case, they don’t make the legal decision of who’s right, and they don’t want the liability.

There are plenty of creative ways to fund a deal - many are legal and totally fine, but as a realtor you need to be kind of careful about how you get creative. 

Can they, legally?