My mom found someone to be able to give out loan without income check but i think it is <5% rate, I will have to get her to go back and check again to an accurate number.

I like using the MLS better than Redfin personally in my market so I can see more agent's notes and comments, have access to showing info, get more in-depth info on properties than what Redfin shows, see upcoming listings before they're listed, set more granular search parameters, pull comps/create CMA's more easily and accurately, view info on past listings, see archived photos, access documents, schedule showings, etc. 

If you guaranter good, timely work and you can accompany me looking at properties to give honest, accurate estimates on the scope of work, I'd like to contact you.

Even if your estimates are accurate, property still won't even meet the 1% rule.It would be one thing if after all the work, rent was 1.25% to 1.5% of the total investment.Then it might be worth the risk.The other issue is the area does not sound "ripe" for future increases.Is it in an area in the path of progress?

As a wholesaler if my estimate for repair costs is accurate and I'm getting properties for just dirt cheap compared to ARV how do I determine my commission?

Verify rental rates are accurate.  

--> This is one part I'm struggling with - how do you accurately, but with safety margins, assess the amount of money a rehab will need?

I don't have them with me but I got more accurate #'s, evaluated my options, and decided to move forward with the project.

A verification of the first mortgage directly from the Mortgagee or Servicer would be the best most accurate information.I notice you are BC - might be a little different up there, it's not clear where the asset is located.

Should you be unsuccessful at your first test attempt, you'll have to wait 30 days before you can retest.