Might be correct but now my buyer in years 11 through 20 will have way more repairs to the property reducing cash flow.

From what I've been told, you can only get massive results from taking massive action and to be successful, one must develop the correct habits of practicing the right actions consistently over a long period of time.

Until we can correct this ignorance you should find out what breeds the dogs are and talk to your insurance agent.

There are many sites available, you just need to pick the correct one.

What's the correct procedure?

Before I get into my response let me correct my earlier post.

Correct me if I'm wrong but "getting a property under contract" is the exact same as the process one goes through with a broker but with a great price, right?

As a wholesaler you have to be very careful and price your deals correctly.

Also, if you can't be there all the time and don't know your subs whose to say if they are screwing around, doing things correctly, etc....

Correctly, it calculates all the leverage one has against their real estate investments w/out accounting for cash-flow, equity, etc.