The typical method of going through a real estate agent and using MLS doesn't seem like the ideal path (if only the easiest and most typical).  

You typically have to pay a 3% balance transfer fee, so transferring $28,000 for example, you pay $800 or so, but then the bleeding stops and you have between 12 and 18 months (depending on the offers) to pay with zero interest charges. 

typically, contract law dictates that agreements for one year or more must be executed in writing. an email response is likely not enough to fulfill the requirements of an executed contract

I really don't want to fall into the typical stereotype of the newbie who wants to wholesale and then flip and then accumulate rental properties, even though that is true I want to solely focus on wholesaling for a while and really master it.

These actions typically drag in the seller, agent, and broker....It may be easier to see if you can settle with the previous seller/agent first.

Traditional banks typically don't loan to LLC's so you could consider making the purchase in your name directly then transfer the deed to the LLC if the terms of your mortgage will allow this.

I don’t know any electrician (or tradesman for that matter) who doesn’t consider something like that a gray area and typically won’t pull a permit.

If college students are paying "X" to share a room, it might mean more cash flow then your typical rent. 

What are some typical deals you can make with an investor when doing rentals as far as cash flow back for their investment?

If you can find a bank, you can typically only get a line for up to 70-80% of the equity.Or, if your personal home has a good bit of equity available, you could do a HELOC on that one.