Plus once I have my license it will be a lot easier to right up my own offers on the MLS and not inconvenience a real estate agent with a lot of offers and a low commission.

I can literally not go to HD or Lowe's for years except for new larger scale rehabs. 

I will outline my current system below along with some questions - any advice on where I should focus my efforts would be appreciated.I am not wholesaling right now; strictly looking for my own deals.Target properties: Looking for low-end BRRRR's (ARV <$120K) and low-to-mid-end flips (ARV $120K-$300K). 

@Neel PatelYour numbers for repairs and CapEx are a little low.

For example, for a 3Bedroom 2 Bath in gulfport, the low rent is like 744 (or something close, but the high rent is 930 (approx).

For the ARV I simply looked at the surrounding properties which ranged from low 200's to high 500's and did an average (not sure if there is a better way) The Max Allowable offer is slightly above the asking price, essentially making this a good deal. 

Lots of homes for sale in the low $100's.

As we've been analyzing deals in Spokane, we're routinely coming up with low and negative cash-flow analysis.

Given all the info and suspecting the owner is distressed by the expenditures, is $50k too low to offer for a 30 day closing with inspection contingency?

If we are going to extend funding with no or low cash to close, no monthly payments etc.