I don't live in IL, and I'm by no means an attorney, but let me say this - when you wholesale, you're selling an assignment of the contract, which is personal property.

My loan person said we might be able to do a escrow withholding where they keep the money for repairs until after closing. 

Melanie,Thank you so much for your response! 

We have an estimator tool where you can view various appreciation and settlement scenarios so that you can see the numbers for yourself without providing any personal information upfront.

"I'm sorry to disturb you, you may not be the right person for this

Thanks for your response!

House hacking will also give you some personal "property management" experience.

Posting one time in the forum which most closely relates to your topic will help you get more response.

Hold your tenants financially responsible for the damages. 

Since then I have been in contact with Kerry from Temple View and he's been very responsive with emailing, returning calls, and he even reaches out through text to educate me about how we can get deals done.