Hang your license (btw you will need a license) there for a year, learn how they do things, learn what contracts and disclosures they use and why, get to know the lawyer they use while you're at it, and re-evaluate in a year. 

This is on the assumption that "ghosts" hang around 10 years, but who knows, especially my mom in law also invested in the property and she might hang around even longer.

On the other hand, it has been most of our experiences that 95%+ of these wholesalers (many of which straight out of some BS guru program) operate without deceit, without ability or intent to close, often leave a poor unsuspecting seller hanging, and just have awful business practices across the board (i.e. have no clue how to properly and accurately estimate scope of work, rehab costs, exit values, or have a clue about proper contract verbiage and the like).

No cheap vinyl replacement windows, no vinyl siding, no cost-effective pressure treated exterior decks, no hanging a ductless mini split off the front of the house, etc., etc.

If your paper income is low enough you may qualify for a monthly loan payment of $0.If your loan payment is $0 or lowered by the income rules to 10-15% lenders will base the debt on the payment amount not the loan balance.It’s a cash flow play with hope of capital appreciation that may clear the debt one day... and pay the tax bill on the forgiven amountThis kind of debt hangs particularly heavy for a lot of us, and people should take extra care to remain constructive.

We’ve probably seen 30 properties, offered or attempted to offer 10-12, usually on short notice as MLS deals are by going to hang around.  

Proper smoke and codetectors needed.Apartment Units 27 Unit 2 bedrooms and living room needs, fire door is needed at the hallentry, front left bedroom has a hole in the glass, the other windowwont stay open and slams shut, the door is missing a strike plate andhole for the latch, water damage to the ceiling, missing light globe,right bedroom and living room has damaged and out of plumb doors,missing globe on light, light hanging by its wires, windows aredifficult to open, missing ceiling tiles, several receptacles in the unitare non grounded and should be replaced with a two prong receptacleor have the wiring updated.

Pests: There were 8 bats hanging outside mesh wire in gable over master closet in attic.

One thing David Green talks about in his book is that superstars hang out with other superstars.

In a matter of a couple months I’ve gone from hearing “no way” from the banks to today having one immediately send me a prequalification letter upon hanging up with him (on the phone he said he’d have to take it to the board in the morning first).