And have dealt with diffrent companies, their lying and incompetence takes the cake.   

Most of the cheap houses are tear downs and future flooding is an issue in low lying areas so it is not that easy to find a good deal.With the train, it's a mess. 

Get a text book for RE agents and read it, wholesaling sounds simple because that's what the gurus sell you as their product, they lied, it is not simple, the transaction is, but not what you need to know to be successful at it.Stay away from drafting any seller financing contract, have the attorney do that, it won't be out of your pocket wholesaling, the seller can agree with you to give reasonable consent for an assumable loan, but they must consent.

I do not have the equity and not a ton of cash lying around.

I have one tenant that constantly lies and makes up excuses, so I reminded them I can still file the eviction paperwork with the court right now, which is enough to get them on the dockets that future landlords will see.

I am not set on this move and I do not have a job lined up, so I don't feel as though I'm lying in any way.

They have to meet certain conditions of this and if they lie, this would be favorable.

You only need a proof of funds if you are lying or dishonest about wholesaling.

Another point briefly touched upon was the 'psychic toll' that tenants exact: constantly trying to get over, not pay, make excuses, lie, steal, threaten, defraud, intentionally damage, and so on.

That doesn't keep them from lying, but it provides a little bit of accountability to the sellers, knowing that they could be sued if they don't disclose.