@Robert Perkins,I'd suggest downloading a Schedule E from the IRS website and working through it.

Do you have any, or all, of the following experience and skills:Blue collarbackhoelicensed home installertransport driverelectricianplumberconcrete workremodelerOfficeresident intake and screeningresident relations/community relations/governmental relationsbookkeepingcollectionsWhite CollarCompliance Management SystemDeveloping and Implementing a Marketing Plan that makes sense for the style and location of the community you buy.Selling homes at a profit and closing the sale.Establishing some legal and compliant manner by which your prospective residents can obtain financing to purchase the homes you are selling.For 4 and 5 star communities with prospective residents who average credit score is above 660 you will need to develop good relationships with outside lenders.For lesser communities or for communities where the marketing is geared to draw residents with credit scores below 660, you will need to develop some form of seller finance.Developing consulting or vendor resources for areas where help is needed.The more you already know, the less outside help you are going to need.

I'd say the average is 2-2.5%. as we all know, fha has a ton of fees so it helps the buyer and they love having one of the nicest homes on the block with only putting 3.5% down.anybody have to usuall give in to the closing cost credit?

You didn't mention (or I missed) average rents for the 4 units you're looking at.

Now, I don't know what your volume purchase is, but for me where an average ticket is > 5,000, I always get a bulk discount, I wont be happy if I shop at my local supply house (whitecap or homedepot), and they just give me 10% off the shelf price, I'd walk out and tell them I'll shop around more.

Download BP’s newest book here some good due diligence in Chapter 10.

I'm looking to wholesale properties anyone know where I can get/download a purchase/assign agreement ? 

Closing cost usually average 2% of the purchase price, again if you do an assignment, the buyer that you assign the contract pays this, not you. 

My schedule has been nutts lately. to answer james question- yes we have used HUD before (HUD 223F), but the average property that we do will have a hard time on the PCNA report for the HUD loan, as these are much older assets and we are usually focused on stabilizing & filling them.

What to do First As a New Investor:We believe that we’ve got some pretty great places for beginners to start learning about Real Estate Investing - here are three free and easy ways to get started today:Listen to The BiggerPockets Podcast - Just download a couple of episodes and conveniently start learning about Real Estate Investing on the way to and from work, the gym, or anywhere!