Would appreciate any advice on how to find and analyze a deal.

I'm not sure if you get nervous before tests, but I find it helpful to do things to calm myself.

I'd ask the escrow agent how many they have done and I'd find one that has done at least half a dozen and use them. 

I think you're right about selling if you haven't been able to find a renter in 10 months.

That way, you can get real feedback from other investors.Also, another way is to look for cash transactions or rehabs sold within 1/2 to 1 miles radius of the house you are wholesaling and see if you can find the realtor that represented those buyers as more likely those are investorsreach out to the realtor and see if their cash buyers will be interested in buying the propertyKeep in mind the realtor needs to be knowledgeable when working with investors, otherwise, they will give more more headaches than help

Happy to answer any questions you have to find one that does it all as I know one!

So, I would find a handyman or something who could do that or maybe first just have the cleaning person try a product by hand meant to remove scratches which I think does the same thing but with manual scrubbing.

Like I said you want to find the EASIEST and CHEAPEST way to be a little better than the typical. 3.

But it would be great if we could find a way to keep at least some of the conversation here on BP.  

If you do have a current property manager, meet face to face with them and find out the details of how they manage the properties with an eye toward improvement.As has already been alluded to, you should think about what happens when one or both of your parents pass.