Randall, I'm actually out to sea now so my phone is in and out.  

actually now that I think about it, is this a town house/row house?

Reality is they'll probably never sell this property as-is for 20k, but due to my involvement I know all the details to justify that cost.I'm looking for suggestions on if this deal could even happen, would anyone fund something like this in Illinois?

*However, I'll ask that the rental income will be mine after 9/20, instead of when we actually close.

I do have a very recent comp that was actually a flip next door to go by, so I want to get as close to their unit as I can so I can list at the same price, that unit was a 3/2.5 with 140 more sqft and single floor plan, so more open and spacious.

I wanted to know what the wholesaler expects to make on a $25,000 acquisition, based upon actual experience of the wholesaler.Thanks for taking a stab at it in any case.

There are actually no credit unions in this town.

As an investor, using OPM(other people's money -- a mortgage), the purchase price and mortgage payments will dominate the cash-on-cash and cap-rate calculations.Yes, we would all like a Class A property for $1.95, but somewhere in reality is the balance for what can I get as rents and not have the expenses drive me to the poor house.Highly recommend the Calculators here on BP to evaluate the possible ROI using realistic numbers for each property.

I am new this and I don't know how to go about picking the right market to begin my search.I just ordered some books to read before I actually invest--but anyone who has insight in how to research markets or invests nearby and has input on where I should be looking would  be greatly appreciated!  

I actually live in Spring Township.