@Carl Robinson Congrats on getting into the real estate game!

This is what I have done so far:- Went to the county and found the owners- Found that the the owner still has their taxes sent to the abandoned home- Wrote them a letter to said abandoned home telling them of my interest to purchase the homeSo right now I'm in the waiting game to hopefully hear back from them.

I am still a newbie to the wholesale game and was wondering what the steps would be to wholesale a burned down house.

You can just ask them to customize it for you and provide it to you in Word if that's how you want it, though you probably won't want to change it too much (beyond the basics like address, rent amount, dates, etc). 

Do I have a chance at winning in a game of he said she said?

Private and hard money lenders also want to see that you have "skin in the game."

So make sure you do a thorough due diligence on the property management side, and insist on getting a reference from a customer that has gone through an eviction, because you won't know if your property manager is good or bad until they've navigated you through a problem situation like that - all PM's seem great when your tenant pays on time every month. 

I want some custom features (in the kitchen mostly) that will be more costly, and happy to GC certain things on my own (like finishing out the basement).

Just got some numbers back from a hard money lender:"I can lend you 90% of purchase 90% repairs, not to exceed 65% ARV 12% interest only no points on loans under 100k $3000 origination paid at closing $995 underwriting close in 7-10 days"Seems reasonable since I'm newer to the game?

I really like residential multi family sfr, especially starting out because you can learn the game quickly instead of dealing with syndicating and dealing with commercial lenders which is a little more advanced.