We ask them to provide an air quality test done by a licensed company IF we do not see visual evidence. 

Am I alone in finding that in today's market, wholesalers tend to be able to bring properties at the same price points as you can find by shopping at foreclosure auctions?

You are not going to find cheap, easily obtainable, and efficient.

That's a small market and it will be hard to find someone.2.

The two lenders I contacted through the "Find a Lender" option never called me back, so I am looking for a local and relatively small credit union or bank I can talk to about taking out a HELOC so I can invest fairly soon.Any recommendations?

Instead of thinking everyone is n00bs, think of everyone as a potential partnership or source of marketing so that you can help them with the things you are great at, renovation, etc and they can find you the deal that you keep trying to find.

Again, perhaps my naivete, but it seems to me that commissions are largely about "finding" a tenant, hence it making sense to get ongoing commissions as long as that tenant lasts.  

That means in the frothy times, it is harder to find deals that meet my criteria, so less money gets deployed. 

Did you get a chance to relax, tackle any new projects, or maybe even find some inspiration for your next investment?

I did ask if they would need the house furnished (in an attempt to find out what they were really looking for/needing), she said they would prefer the house be furnished, however they would just buy furniture if they had to.