I'm recently licensed and I've done $8-9mil in transactions and building houses and I was able to use that to get a few to talk to me at least and the others essentially told me to F off politely.I would see if anyone in your personal network has a broker license--lawyers, CPA's etc or go the online brokerage route and train yourself.

I need a contract that will allow me to include all of the terms of the deal but also has all the essential exit clauses of a typical wholesale deal.

Essentially that is the whole market, except the Westside of Portland IMO. 

My new niche is 2B/2B garden style condo within a good school district, low crime, great community amenities and finally, cash flowing properties.

That could essentially buy you a $100k property every single year, furthering your snowball process.My reco would be to read the "ultimate beginners guide" (found under "education" tab on this website) and start learning the basics of buy and hold investing.  

We made the unfortunate mistake of helping others, which essentially screwed us over.

Knowing your target area is essential and not something you can do with a few superficial conversations with people.

Essentially in Hammond, you're paying about $75 for the house per $1 in rent.

(Millage rates vary by city and school district in Michigan.)

Essentially, high rents mean that the absolute dollar value of each of those things are high - real high.