Do you have enough in reserves to cover a major systems repair on a commercial property?

They do not make any repairs beforehand.   

If your HML will fund 65% of the ARV, and the ARV is 100K, your purchase price needs to be based off of that 100K (ARV) - ACTUAL REPAIR COST (Not the number that makes the math work) - (Holding cost + Lending Fees + Closing Cost (Purchase and Sale) + Any other fix cost) = Purchase Price.

And more and more Im getting PHONE calls (often somehow automated I think as some of them go directly to voice mail) and some of the calls are clearly foreign VA callers.

I spoke to them last week for the first time and I am working on getting the second phone call and building the relationship.

I'm guessing that he didn't just dig up his tenant's parents' address or phone number and contact them randomly.

A seller could misrepresent a property, repair issues could arise, all of the same reasons an investor could change their mind on a purchase that are discussed here at length can apply to a wholesale deal. 

I have the money for repairs but would like to get into the property with no or low money down.

Vacancy 3%, CapEx 5%, and Repairs 5%.  

I got an offer on a house which is 430,000 and the owner says it’s already fixed up and needs no repairs I did my research and seen the prices of the houses in that area is about that much should I take this deal?