based on rule of thumb 70% of ARV - rehab costs - wholesaler fee, give or take. 4.

You need to respond and answer the questions others have posted.You also need to figure the value based on comps.

For other investment type we can decide value based on income, here no income associated.

I purchased both in city with an air-force base near by, with a strong demand for families to live in a home with a yard; also has the best school district around! 

Can someone recommend a contractor that is reliable and trustworthy?

Someone who can do an appraisal based on the projected After Market Value.

What you see mostly are novice investors being sold rental properties based on commercial rental numbers.

Based on what I have heard so far, I believe you can structure this to qualify but trust me when I say any good QI's and the two I mentioned above are, well known, respectable, ethical and more than capable of answering your question. 

Just touch base with city people in the building dept to answer your questions on what to do and find a qualified real estate agent.  

I've found an unlisted property that transferred for 23k all cash 5 years ago and is now an abandoned duplex w/ a zestimate of around 105k based on B/B count and sq ft, lot size etc...local etc... no current mtg. listed so I'm scoping it pretty hard as my first wholesale offer...trying to find a realtor that can pull comps for me but since they don't really have any skin in the game nor would they I'm not getting much enthusiasm from so-called Realtor friends that I've had...