A business model underpinned by the idea "Hopefully we don't get caught" is not sound, nor ethical. 

(e) In this chapter, a holder is a person, wherever organized or domiciled, who is:(1) in possession of property that belongs to another;(2) a trustee; or(3) indebted to another on an obligation.

If I am looking at comps I am not only checking surrounding prices but checking for major highways/roadways/railroad tracks that separate different sections of the neighborhoods, I also look to find the same exact model houses for my ARVS (I don't compare rowhomes, ranchers and 2 story colonials with each other).  

Visualize the car--with some wear and tear, an old model, needing repairs.

Scariest;  first ACCEPTED offer, signing all that paperwork going into escrow (after reading and understanding EXACTLY what it all means), Second scariest; @ 2 weeks into rehab (doing most of it myself), looking through where walls and floors had been, wondering what I had gotten myself into.Funniest with a Halloween theme - one fine early Sunday evening I get a call; "The stove is possessed" my tenants announces.Turns out the stove had spontaneously gone into clean mode.

I hope to hear from both sides, those on this site who are for and against the model of wholesaling that most promote.

I spoke with the eviction attorney he said because I don't have possession of the property I can't do anythingWell told the realtor if they don't accept this then I am walking away from this deal  i am also worried if I walk away will I loose the earnest money? 

and could make the model undesirable.

I'm interested in working with turnkey providers more because of their investing model rather than the specific niche.

I hope this helps and if you need help analyzing any deals I'm more than welcome to help out as I've built a financial model.