It's been steadily growing in terms of population, rent rate and appreciation. 

Should I try to save more money and improve my credit for a better rate or try to get creative financing for my possible investment.

Closing costs, title insurance, appraisal, and recording fees etc.  

And in these instances, the "fee" the pooler gets is that 10% difference, i.e.

I've been living in WA State for a year and have been learning my local market (I live about 45 min northwest of Tacoma on the Kitsap peninsula) while saving to buy my first property.The high home prices and high interest rates are making it challenging to find good deals.

I have my own website, but I link over to that one once a guest clicks on Rates & Reservations.

Your federal income tax rate is 35%.

You have no idea what the wholesaler told the seller.I suspect the out-of-pocket $40,000 is for the wholesaler's fee.

For instance, is it common to state to pay a flat fee of only up to $x amount in the event the seller does not cover the cost?

They can have a month to month now at a much higher rate or a lease that renews until whatever month you think makes sense for you with a significant lease break fee.