They aren’t designed for investors.

First-time flippers often make horrendous design choices, spend too little and too much in the wrong areas, and then expect the agent to sell an overpriced property that wasn't done well.

I have provided design repairs for similar walls as you described with repair costs ranging from $5K to over $20K depending on the wall size. 

That will require a licensed broker to sign on as the LLC's designated broker.

I have some web design background and would be responsible for the marketing.

My business partner is managing the design / rehab.

All payments made by Tenant to Landlordafter the tenancy commences, no matter how designated by Tenant, will beapplied as follows: first, to any outstanding amounts due for damages/repairs,utilities etc.; second, to any outstanding service charges or fees from priormonths; third, to any rent outstanding from prior months; fourth, to anyservice charges or fees due in the current month; and lastly to the currentmonth’s rent."

Frankly, it seems the only reliable aspect of wholesaling is vendors - list vendors, mail vendors, etc - who gladly take my money for services rendered.So BPers, I'm hoping something's gotta give, but I'm also not trying to hit $10,000 grand out of pocket on marketing and other expenses, and still not have done a deal. 

I know of one active wholesaler in Grand Forks that has sold a few homes in rural land between here and there.

Sure,  design, paint, interior doors, cabinets - - - all are non-permit items.Bath??