A couple of comments(1) If you pay Virginia income taxes the Virginia 529 plan has value at any time. 

VA loans, Grants, Other investors pay it for you while you make the deal, lease to own, etc.10.)

You are in West Virginia, I would recommend notifying the WV Tax Department, or the attorney general's office.

. :) I will try to be very direct.I purchased a SF house, in a nice town, that's 20 mins from a bigger city about a year ago using a VA Home loan. 

I bought a house for $30,000 in San Diego County using creative financing this summer (2017)Quick FinancialsPurchase - $286,000 ($30,000 cash to take over mortgage subject to)Mortgage - VA Loan @ 4.25% on year 3 of 30Mortgage Balance - $255,XXXRepairs - $10,000Total cash invested - $41,000Current Value - $390,000 ($100k equity picked up)Payment - $1752 Rented - $2250Here’s the Story… The lead hit via my website, the seller wanted out of his property, I hadn’t taken the lead seriously in February.

Might very well be an FHA or VA loan with a minimal down payment.Your target buyers, in other words, may not have the money to drop $3k+ on basic appliances.I expect not having appliances will result in a much higher days on market than if the house were ready to go.

If you're good at interpreting legal language, the laws & codes for your state can be researched online or at a local law school library.In my state (Virginia) the time limit for holding possessions is 24 hours & you can even place it outside on the curb but after the time passes, you must trash it or keep it. 

Now I am in the process of VA IRRRL REFI, in order to 1. lower interest 2.

It seems like the majority of the backlash against wholesaling here is because of the common techniques being used (and pushed by "gurus") below: Spammy marketing methods - SMS, cold calls, and RVMs Underqualified people - a VA or someone who just took a course Poor data - a shotgun approach instead of contacting potentially motivated sellersSpammy texts and wholesaling are not mutually exclusive.

There is no reason it should take longer than that to get a loan commitment letter for the buyer (regardless if it's FHA, VA or conventional).