The purchase price was $65K with a professional appraiser's ARV of $130K. 

I'm finding the hard part is more finding properties that are in a good location and also don't have restrictions on short term renters (either hoa or local regulations).I've reached out to owners with the same basic offer (increase rent, cover repairs up to a certain amount) and most people are hesitant to even discuss it, so i think it's a sheer numbers game and being ready to buy a property when one shows up that matches my criteria

In today's very low interest rate environment, something in the 6-8% interest rate range usually works for both parties.

Account Closed just wondering where you are getting your data graduate and professional degree student loan debt defaults at half the average of undergraduate student loans.

Will the buyer pay me on the spot will i be wired the money is there an attorney that has to be involved or a third party to finalize the contracts in anyway? 

I know I have a diamond in the rough but need investors or know how to reach interested parties.

I will definitely make sure all information is shared with all parties if I am able to wholesale it.  

But you are obviously at a much higher professional level than I.Good luck in your retail ventures.

However, it should be expected to discuss services needed/rendered and negotiate an acceptable price between the two parties. 

Soft costs will vary based on impact fees, professional fees, RE taxes, carry costs and mistakes covered in your contingency.