The wholesaler will bring you a "deal" to the table, but it may be overpriced b/c he has it under contract for too much.

This could be a unique scenario on STR.

put together an amortization table and compare the 5/1 ARM and the 30 year fixed... if you paid both at the 30 year fixed payment (with the balance on the 5/1 ARM going towards principal). 

Problem was he didn't bring anything to the table. 

Be unique and create your own pet checklist and criteria process. 

There is a large meeting table at the far end of the lobby that comfortably seats 10-15.

Very sweet personality and she was excited about the uniqueness of the property. 

I have a few deals on the table and would love to connect with you!

My question is, how do you actually go about inspecting a property with off-market properties from out of state if you can't rely on a buyer's agent inspecting the property due to the fact that the buyers commission is off the table. 

Mark gets it.Yes they WILL scope you out, and if you are memorable, different, unique, anything that sets you apart, be it a fancy logo, a beautiful yomanz on the card, what ever  it is, it only helps your case.See keep this golden rule in mind when doing any kind of marketing.