Occupants create moisture just from their bodies, not running exhaust fans in the shower, cooking without venting and humidifiers.

I would like to generate some cash flow to replace the salary I left, but I do have a reserve of capital to get started, so it is more of a desire than an absolute necessity.

it is like a secondary insurance that only kicks in when you have exhausted your primary insurance.

do you have an exhaust vent in the bathroom?  

If you are doing an HML or traditional mortgage and a JV partner for the rehab and loan cost you have a lot less wiggle room than an all cash offer.

We make sure exhaust fans are clean.

If after exhausting the benefits of BP Pro you still feel you need to give somebody $20k to teach you, well at least you can do that fully knowledgeable and not just because of a three-day sales pitch.

(I would fix&flip but the market is not good for sales where I am)Town approvals are never taken for granted so I am afraid somewhat that some strange unforeseen issue will cause the town to deny my subdivide or it will take so long it will exhaust my capital. 

You should also connect with a good title co as they may be able to provide all of the docs you need, do your closing, title insurance, etc at a lower cost than an attorney.

That makes your offer weaker than an all cash offer, but its the best you can do if you truly don't have cash.The only folks who claim you can do wholesaling with no money are the gurus who are trying to convince you to pay them $20K for their secret sauce.