Your circumstances may prevent you for going where the action is but if you have no family obligations always be able to move to where that economy helps y'all.Good luck to both of you!

Is there any advice or actions I might take to minimize my concerns?  

As a recent college graduate, I am finally in a position where I have enough money to invest, and it just hurts to see it sitting in a bank account not earning interest so I'd like to close my first deal soon. 

In more specific terms, you need to figure out what the optimal DTR is and meet or exceed that if you want to be in a good position for loan.

But, thanks to learning about budgeting for emergencies and CapEx we have survived and overall have had a challenging, but positive experience.

I'd focus on those.And spare the "Show Me How, Be Happy & Positive, Don't Be Negative and Tell Me No" pablum. 

Positive and negative insight welcome and any feedback greatly appreciated.

This should put the lender in the position to foreclose on her interest in the property... 

People of BP, I'm having trouble trying to Wholesale, i know what i'm doing far as setting up Contracts and all that, its more of finding Motivated Sellers of properties, every time i search for a property that's for sale by the owner, either i run into someone that already doing the same thing, took over the property and looking to sell it aka another Investor, or someone that has a Title Company already tied to the property and it puts me out of position to do anything after that.

In all cases, I've made prompt repairs for known issues, even ones that I felt strongly were created by the tenant's actions.