My lease says 30 day notice which is pretty standard.

The standard thing that a lot of people want

Generally speaking, a Wholesaler writes (fills out) his or her own contract.Negotiate, make an offer,  embody price and terms in your contract, then execute.I'd recommend using the standard or promulgated contract rather than inventing or using some wholesaling contract you find off the internet.

Engage a lawyer to review the contract, make sure terms are standard and reasonable.

Establish rules and standards, have a strong lease, and stick to it.

With home prices rising steadily since 2015 and quite strict lending standards, there are almost no homes that are under water.So what's trending right now?

But then again I'm pretty loose with my standards for people I rent to. 

Real estate investing is not a cheap date and not only will you have these immediate repairs, you'll have even more that become "discovered" during the process - plus taxes, insurance, more. 

FHA appraisals have to make sure that the property is habitable by FHA standards. 

That doesn't mean to accept a deal with deeply low cash on cash, but if your normal standard is, say, 10%, try splitting the difference between that and inflation for a new target, which should open up some listings, even on-MLS, that can work for investment, with a little profit now and more profit later.