I was wondering if anyone has experience performing wholesale deals outside of their local area possibly even out of state and how you need to approach the deals, find buyers and actually perform the deal

This way when you approach them you show you’ve done your homework.

Would appreciate hearing from anyone that invests in notes in an LLC what approach they take.

I suppose the next step would be to approach local banks and seek out a portfolio loan, am I going to run into the same income dilemmas there? 

Nice, thanks for the perspective.And there's something to the simpler, old school, gut-based approach for getting through life before things got so complicated and technical!

Now that you mention this strategy it makes sense and I have noticed other investors take this approach.

I have had this happen, and it brought down the value of the property, but it could go the other way too.In Oregon, we are only required to have a heat source, so check with GA laws. 

I've read Rich Dad, Poor Dad (which brought me here), Cash Flow Quadrant, and Set for Life. 

There's nothing wrong with doing so but I prefer not to (mainly because with the exception of my primary residence no agent has ever brought me good deals).In my last deal the seller's agent was the dual agent.

The level of service you will most likely get using "flat fee" services will be best described as "half-assed", you probably already know that, and the lackadaisical approach may lead your property to have negative exposure instead of the positive exposure it needs.