It is called nature and it exists everywhere. 

Wholesaling is pretty exhilarating as it is and it seems to come naturally. 

It sounds like you're wife is skeptical which is natural for most people.

I bought this house for 84k "cash"- personal loan.The problem is ARV, I've gotten different realtor opinions, but prices in my area have shot up in the last 2 years due to oil/gas, and prices are all over the place.

The natural appreciation really is the most value added here.

I suppose they're coined "commercial loans" because they're more business purpose in nature and funded by private institutions not backed by the government sponsored entities. 

It’s human nature!

I informed the guy I found at the outset that conventional bank financing would not work due to my special circumstances (mostly because my income fluctuates wildly due to the nature of my work and my 2018 tax paperwork showed a loss)  and inquired about asset based financing, HM, other alternatives based on my balance sheet rather than on my most recent income statement. 

If I were you, I would allow five days between the transfer (and warn the incoming tenant that you may find something that will further delay their move), make yourself available to do a final walk-through with the old tenant (and take pictures), and then make yourself available to welcome the new tenants.Turnovers cost money and time -- that's the nature of the landlording game.

It doesn't mean that if you had a flood in the past 10 years that you are safe for 90 years unfortunately mother nature could care less what we think and when she is going to pound a area with water that is what will happen.