I have a wealth of construction experience and knowledge and enjoy doing the renovations myself.

If you have a lot of decent contractors, cash to invest until refi,  and time for       renovations property  projects - cash to refi within 1 year ( must have a lot knowledge       of local area )2.) 

Welcome aboard.I would definitely get as much knowledge as you can and explain it to her.

I am thinking i will have less competition because no a lot of people has knowledge and courage to do so.

@Charlie MacPherson Its all beyond my knowledge.

Also, should I walk away from an assignment if there's no inspection clause?

Contact a real estate attorney for the required documents for a wholesale (PSA + assignment).

Care to meet up one day and exchange some knowledge?

Besides attending to the myriad of questions, requests, and issues with tenants and the property, a good PM will provide liability protection with legal knowledge, asset protection with a tight lease, and increased ROI with simply smart management. 

I'm considering both properties where I currently live and properties in the town I went to college in (in GA).I'm starting from scratch here, but work in a mortgage department and have some family that owns rentals, so I've got some decent background knowledge.