If you really want this place, maybe you have enough to put down so that it produces income from day one.  

I'm looking to analyze DeRidder, LA, but trulia and realtor.com are both saying "no results found" and zillow only lists 11 in the past year.

Some hype says that you can retire in 3 years or less, but if you really dig down and get rid of the "Results Not Typical" to find the "This is what MOST people who really did what needs doing, got and how long it really took." we find that a more realistic time is 10 years. 

Search terms like "I need to sell my house", something along those lines should return wholesaler results.

Purchase is subject to Buyer's review and written acceptance of final results of survey; of any lot-line adjustment/s, easement/s, and/or other agreements with adjacent property owners; and of the finalized property boundaries once any changes are completed.

The 4k I save could go in to those systems; but saving to produce a subpar product is not something I am willing to do; you've got a good point the more seasoning I have the better deal I can negotiate on both ends.

We started buying and renovating income producing buy and hold/wholesale properties as well as flips back in 2000.  

As a result those deals will not last long and more than likely will not even have a chance to hit the open market before an investor with the 'inside track' gets it.

Stick with it, I've done deals like this, and what with dealing with the IRS and the family, it's like herding cats, the end result is worth it.  

I take it as my responsibility to produce for the greater good given the advantages I've been lucky to have (luckily I believe the system will reward me greatly for my work).