The state of California has a disclosure document that all realtors use that warns all their buyers and sellers up front about this issue.. just like a home inspection disclosure this one is a wire fraud disclosure.. these guys are good as you stated.  

Have you asked your Realtor what feedback has been from prospective buyers?

Buyers don't care about your debt, even if you're underwater.

So say you have a deal and get it under contract using an assignment contract, do you as the wholesaler have a home inspection done or is this normally done by the end buyer?

I think I am going to flip it — it may be very attractive to a retail buyer given the price and location.

In working to get insurance, I found out the home was not insurable and I wouldn’t be able to complete the repairs in under 30 days to get it insured because it is currently tenant occupied until the end of the lease.I notified the wholesaler that there are some issues here and I would either need to buy it with cash (as intended) and leave it uninsured while hustling to do the roof, AC, and electric panel in under 30 days (a little tough to do with the permitting of a roof in Brevard county, FL right now).He said he’d check to see if any other buyers were interested and would “consider” refunding the assignment fee.

found a realtor willing to work with me she has off market properties my question is do i show my cash buyers the listing at the price point its selling for and let them know 2% fees also needs to be paid the 2 percent would be my fee and what agreement would me and the realtor need to have for both of us to sign incase i do get a cash buyer that is interested in the property thanks in advance everyone.

I don't know if this is true with larger, nicer places, but I am always worried that dealing with rich people will not be as pleasant as they tend to be more demanding.I have 4 properties, 1 4-bedroom, 2 5-bedroom and 1 6-bedroom.

Based on what I've heard from people actually landing deals, those guys @Alexander Felice mentions above, is that they have a pretty high marketing budget, understand rehab costs, and have a team in place ready to help out (rehabber, buyers, etc.).Best of luck.

You could try to sell the house as is and make certificates of occupancy responsibility of buyer.