I don't want to turn around and resell because there is appreciation potential and I know the neighborhood and know that I can cash flow it.

My strategy is to buy & re-sell a couple of properties , before actually buying and holding.

If that's the case look for a more investor friendly title co, use your funds to close and resell, or get transactional funding. 

. $45K with no down payment may be is a ok deal, as you can do a live-in flip then resell at $80K-$90K or refinance.

Buy the house then resell it.   

We valued this property in GGR for good rent, ability to increase rents, renovate, resell higher, and high market appreciation rates.

To add to the mix:  I have also considered (1) simply buying another smaller property with the cash in  hand in Jersey City, (2) keeping what I have and buying with cash in hand an out of the area other type of real estate asset like a mobile home park (3) trying to buy the property next to mine in JC with cash in hand, creating a double lot and reselling with plans (4) 1031 for a short term rental/high end motel property in the Fort Lauderdale area by the beach making cap rates in the 9-11 range (all year round market for rentals) (5) sticking with what I have and wait for now.

This was our Business Plan – pay cash using LOC, renovate and rent/resell and pay back LOC - buy another property - repeat.

I have found this to be very profitable, buying a tax lien or deed for $200 / 300, 3 years of taxes and reselling it after clearing /quieting  the title. 

Most wholesalers prefer to assign contracts versus closing then reselling.