The final test (I use) is to request to see the drivers license before I show the apartment.

Get a call from my postcards and talk to seller2.Go see the house3.Negotiate a deal and make an offer4.Offer is accepted and I sign Purchase contract with seller5.Start Title work on property6.Send out information about the house along with comparables to my buyers7.First one who responds that they want the house I sign a contract with them (Assignment Contract) and have them send me earnest money check ($1,000)8.Buyer and I go see the house9.Buyer takes Purchase/Sell contract to Title co to start process10.Buyer sets closing date with title co11.If buyer wants to do an inspection this is done at buyer expense12.If buyer not happy with inspection, can back out but loses buyer’s Earnest money13.I have option at this point of renegotiating with seller based on inspection results or leaving the deal and my own Earnest money with seller and moving on14.House inspection is fine, Buyer and Seller go to Closing15.Buyer brings Cashier’s check to closing written out to Title co for amount owed to seller16.Buyer brings Cashier’s check to closing written out to Title co for amount owed to me17.Buyer brings Cashier’s check to closing with amount owed for closing costs18.Buyer leaves with title to property and Seller leaves with Cashiers check19.I go later and get my Cashier’s check from the Title Co.

Thank you for reaching out, I'm sorry I haven't responded yet, I've been away from my computer a few days and didn't see the notifications of your replies.  

As Paul said, you are unlikely to see the money.

We don't see the wholesale opportunity but are out of state and don't know the area. 

Check furnishedfinder.com to see the MTR market in your area.

I just got this today so my numbers are rough at his point but even with hard money and 12 month hold I see the potential for a 30% ROI.Thanks in advance

This is where you must follow-up with your investor and see the deal to the finish line.

I know the major pro is the price and the major con is that you can't see the inside.

@Russell BrazilThe one thing I will add is you may see a sudden rise in inventory which will set off alarms but reality is next several months you will see the wishful sellers list (those who will list homes which may be overpriced to see if they can get it that for their house.