Well folks, if you're basing your retirement off of cash flow, you're in the  wrong frame of mind. 

They believe they make money for the sole purpose of enjoying life today and from one perspective they are not wrong.

If you like the price and think there is enough spread to make money on it then there isn't anything necessarily 'wrong' with offering asking price.  

Don't get me wrong, they could be great people, but I am a very hands on landlord and don't want my property turning into any trouble.

Just make sure everything is in writing and that you are covered for things that might go wrong.

As a wholesaler, am I supposed to perk test it myself (I was trying to pay little to nothing out of pocket on these deals), or do I include a clause in my contract with the seller that allows the buyer to conduct soil test and the deal is contingent upon results.

I feel I should point out though, and please don't take this the wrong way, but you're not an investor yet.

haha I just finished putting down a bunch of soil and mulch I bought from them!

Make sure you always leave enough of a cash cushion so that you can make your payments for months, maybe even a year, if something goes wrong.

What flexibility do i have in making a bid but not being locked in based on something that could go wrong (legally or otherwise)?