I'm getting answers ranging from 85$/sqft to 165$/sqft. its a little frustrating...

Do you only deal in $1M+ houses or do you ever deal in some in the mid-price range?

Something in the 100 to 120k range that needs some TLC (I live in DFW btw). 

Flipping is one way (getting an option contract and selling it to a rehabber).For low equity deals, consider:Buying on Sub2 or a wrap and renting, or lease optioning.Do a lease option assignment and assign.Like @Will Barnard said, get an attitude of solving problems for sellers and "don't be a one trick pony".If your marketing to home sellers gave a range of issues, then you could give a terms offer with a low all cash offer.Think of your first priority is finding a motivated seller, and asking the motivated seller questions like...Asking About The Existing Financing: Do you own the house free and clear?

I dodged a bullet - the condo I missed got hit with a special assessment of $10,000 for replacement of the stairs in the building, about half of the owners could not pay that and got foreclosed, and the listing price on those units 9 years later is in the $25,000 - $30,000 range.

I ran the numbers and offered her a price range which she agreed to.

A good wholesale buyer will have good relationships with a range cash buyers who are at the ready to view properties. 

What's your price range, goals, and objective?

@Joel Owens this is a good program, though while never heavily marketed Freddie has always been making loans in this size range.

The house has positive cash flow and is within my comfort range albeit less than the 1% rule.