I used the BRRRR calculator and I would basically be out of pocket by about $50/month for the first year but after the refinance I would cash flowing roughly $240.

Wholesaling is probably my least familiar area as far as the process of getting it on contract and then finding a buyer and the closing process, although the more I learn the more comfortable I feel with the overall process.I have enough experience with REI to know that it will be my future method of generating full time income, at this point mainly through rehabbing and rental properties.

One buyer wanted me to rebuild a chimney because it wasn't up to modern spec.  

No, that basically just means the seller covers your closing costs up to 3%. 

You need to help her get the basic information. 

I use an assignable contract to purchase the property (2 pages) and an assignment contract to wholesale it to my end buyer (1 page). 

I sold my home to an FHA buyer, they ordered their appraisal July 22.

We did that with some somewhat intelligent site development, understanding of what SEO really is, and some basic marketing strategies. 

I know it's a basic question, but at this point, i need some help finding all the FSBO, and potential deals, all i really do is drive around or look online.

I'm a wholesaler in Dayton, so if you want to be on my buyers list to see what deals I have come up, send me a colleague request and we can connect.