I recommend looking into areas near economic bases - close to Nationwide Children’s Hospital, Ohio State Campus, New Albany, etc.

What you are describing is essentially a double close. 

However the rates are nowhere your numbers :)I have cash saved to put 25% down plus closing cost.

Brokers can save you money by ensuring you get the best rates/terms, not to mention time savings and surety of close.

Watch out for build-up of humidity.

@Kaul Christian Kappenman - we did this play in 2019 - bought a new construction close to downtown and immediately turned it into a rental. 

The REIT industry, after facing turbulence, is projected to see a resurgence with total returns expected to climb.Distressed sales, particularly in urban areas, and investments in senior housing are highlighted as key sectors to watch.

Also, per their numbers they are buying for 37 mil, debt 24 mil, equity 20 mil, 44mil minus 37 price = 7 million in closing costs, which is 35% of the total equity, RE commissions of say 4% total 1.5 mil so they are taking 5.5 million in fees up front as well minus the inspections/loan fees etc.

We're about to close on our first duplex in CA.

Wholesaling is mostly about marketing and sales, so it will take a lot of practice for you to feel comfortable taking control of a conversation and closing a sale.