The only thing holding me back, though, is the fear that I won't find a buyer for a deal and end up in deep crap because I signed a legally binding purchase and sale contract and irking the nerves of a seller after tying it up for a few months and not delivering.

I expect the tenant to leave it in good condition, but will most likely need an added once over on the following:Outside windows  (and possibly inside)Garage interior top to bottom vacuumGeneral deep cleaning in window sills, etc.Window screens Floors may need a once-over, but hopefully, I'll have the last of the carpet out by then.  

They barely have time to breathe so are looking for something passive.They tend to like NNN single or multi NNN strip centers.They get excited about other asset classes for yield but then learn it is more hands on and they simply do not have time for that.These docs make well into the high six figures per year with their jobs so I think a doc making say 100k year etc. might view things differently and maybe have less demands on their time. 

If you just quit your job and have 3 car payments and two mortgages and $50 in the bank....don't hold your breathe.  

Then there are the ones that say, they love your home and how they can see themselves living their all their life, but under their breath really is saying, yea without ever paying you rent.  

This question has me deep in thought once again. 

Only problem is that you  likely won't find deals on the mls deep enough to work in a wholesale scenario. 

Jackhammer the bottom and sides, start at the deep end, start at the bottom, floor first and work up in small sections as the sides will fall in.

But I've also been thinking that maybe taking over a well performing property recently upgraded might not be such a bad idea, especially for someone who doesn't have much experience or deep pockets. 

Other than that once I found BP it finally motivated me to get off my *** and jump into the deep end of the pool.