As a Broker for 20+ years, I would be inclined to work with a wholesaler in that regard for several reasons :-I wouldn't want to gain the reputation as a Broker whose Buyer(Wholesaler) does not perform-Typically when a buyer makes an offer on a MLS listing, the other Broker/Agent is going to ask for proof of funds and with the model I described above, many will provide fake internet proof of funds and again bring my integrity into question-Wholesalers using the model above are going to be marketing the property from the MLS while it is under contract which again could bring my integrity into questionFor example : While I am a Broker, I primarily flip houses and purchase many HUD homes per month. 

Much focus is on getting notes to re-perform, but this better suits my current business.I'm looking at a basic one in my home state, BPO of $29k, $11k purchase price on vacant 1st lien NPN.

What would be the best way to go with if my experience is only self-performing contractor?

In lieu of a note secured by trust deed or mortgage you can merely secured your agreement with a Performance Trust Deed signed by owner in order to secure the active partner. 

Most lenders do not call their loans as all they care about is a performing asset.

While you can always come up with deviations to the past-performance-analytics ("What if the company's CFO runs away with all the money", "EPA fines for chemical dumping" etc on par with "Sinkhole" or "Need a new roof" ).  

There is a homestyle renovation mortgage you can get that allows you to purchase a property and perform the rehab all in one loan with checks and balances through the process.  

It has always been a matter of negotiating for an assignment of either the non performing note(s) or of an unpaid lien. 

Matt R.The numbers will be different per location, but if an investor doesn't accrue for these expenditures, then they won't have a clear and accurate picture of how the investment is really performing.

I will however perform repairs without the tenant regardless of their preference if they are that critical.