I have a list of repairs/replacements of all sorts with standard costs & labor rates for this area.

I would suspect there is laws against retaliation for that sort of issue.

This serves as a sort of bookmark that the following pics (until the next number) are of this property.  

I was not planning on telling the seller that I was looking to wholesale per se, but rather I'd be thinking about either flipping it personally, finding a flipper or some sort of partnership.

This is my first offer of any sort for what will/would be a flip property.

After this...I'm sort of stuck.  

They do this with mold a lot, even though the odds of developing some sort of health problem from 5 minutes of walking through a house with mold is basically zero.

You're not going to get an investor loan of any sort with a 5% down payment.If you're trying to buy junky properties that aren't going to pass muster for a conventional lender you need to like up some other resource. 

Sadly it will be next to impossible for you to obtain any sort of conventional bank financing. 

There are plenty of properties around my own neighborhood for sale, but thing is that business like Coldwell Banker and others of the sort own many of them available while I have only found 2 for sale by owner.