I would buy a suite to save money...might buy it now at lowes during memorial day sale and have it delivered later.

Deliver the plan to the appropriate city department and they will likely postpone the demolition to give you time to rehab the property. 

In mid January the tenant hand delivered a letter to me  saying she does not want to renew the lease. 

There is no better marketing than returning some or all of our investor's capital, maintaining the promote splits and delivering a really great result to our investors. 

Yes wholesalers do a great job marketing and getting deal flow but they aren't usually correct with their numbers and from my experience over promise and under deliver.

One of the major risk is that title does remain in the seller’s name.....if he has a mtg he doesn’t pay he’ll get foreclosed on and your are out, judgments/liens can attach to property for more than your price, so he can’t deliver clear title.  

This statement specifically from the document requires an actual invoice, which means work has to be done or you doctor up a fake receipt:"Within 14 calendar days after completing the repairs or receiving the invoice or receipt, the landlord must mail or deliver to you a correct itemized statement, the invoices and receipts described above, and any refund to which you are entitled."

Don't pay them ahead of work they've done, and don't pay them in advance for materials until it's been delivered to your site.

You could start with something around the $2 - $5 mil range, get your feet wet, deliver results, build your track record so that when you go out the second time for a larger offering you can promise lower returns and you would still have investors willing to take you up on it.

Normally I use that access to measure and order supplies but don't have anything done or delivered until after closing.