I like to cross reference other properties in the area.

The specific language you need to perform your wholesale transaction should be acquired by your attorney and you should consult said attorney on your state's laws regarding how to legally wholesale as many do it illegally - brokering without a license.If you plan to have an assignment clause to assign the contract to another and market that property/contract to others for a fee, you are brokering.

@Victoria Davis, a title company could handle the transaction but in NYS, we don't offer legal advice due to the insurance nature of our company. 

I'm currently mixing rental transactions with my living expense in the same account.

I have worked in Residential Real Estate and currently work as an Analyst for Commercial Lending and I am ready to be on the other side of the transaction.

And I'm assuming "lived there" is past tense, as in you're not house hacking there.One way to get an idea of where rent should be is Rentometer or BP's rental estimator, and to cross check that you can go to various RE sites and map rentals and compare rent prices in your area. 

Your title company will feel comfortable insuring the transaction, safe in the knowledge that the previous title insurance policy can be used to pay off any unreleased prior judgments. 

I don't take closing costs into account when comparing properties, as that can widely vary between different transactions/negotiations. 

It is just 5min driving from the downtown.There is actually an old mine on the land :) You have a road who cross the land (2 access to the land) City water underneath of this road.

Do you take 6% off the top of every transaction and do you have a 10%-20% mentor fee and if so, for how many transactions?