I would need to talk to some local agents to get a better idea of the ARV, but I feel as though $105k is a safe bet. 

I'm not a wholesaler so I can't offer input on this, other than saying that I'd bet you can find your deals the same ways we find out BRRR deals and flippers find their deals. 

Lastly, once I've listened to the podcasts, and met others, I would then reassess the value that you placed on Phil P, and I bet you will have a different outlook.

Reading between the lines, it looks to me like your quote un-quote wholesaler  might actually be getting DESPERATE, not really wanting to renege on their contract - but, if you (or someone else) don't come to their rescue, what's the bet that they do renege?

I think your best bet is to confirm with that inspector exactly what he expects, as sometimes the requirements seem somewhat subjective and flexible...

With lenders being so picky these days, I expect the 203K streamline is her best financing bet.

I guess my next bet is calling the phone number on the study.

@BB Liu I believe this is a breach of confidentiality/a conflict of interest (at least in my jurisdiction).

Using only that financing strategy the best bet seems to be buying a property at it's current value, improving it (ie. getting higher rents, lower vacancy, reducing expenses, etc.), then either selling it or loaning against the new value of the property.

Cold calling anything you can find will be your best bet for fast results.