Rob - If you are open to a virtual relationship, we can help you out and are just up the road from you in Jacksonville, FL.

There is probably a REIA in your area, maybe you can make some connections that way and begin to build relationships that will help you find the answers to some of these questions. 

Excellent opportunity for my buyer Lessons learned?

One of the things I've heard about hard money is in addition to higher rates, they have pre-payment penalties.Current or prior ownership of real estate: as stated, I am currently renting and intend to rent for at least another year or so.Value of property at present and/or your offer price: $158000 (zestimate)After repair value: $Anticipated or actual appraisal issues: will perform one during due diligence Current rents per month: $425Fair market rents per month: $500Down payment or equity: $30000Source of down payment funds, if applicable: see aboveIncome Source: Salaried/hourly W2, VA comp, Gross monthly income (optional): $1800 tax exempt, approx $4-5k in base wage (+ OT opportunities)Monthly debt obligations appearing on credit report, plus (if applicable) personal rent and alimony/child support/etc: $800/mo in rentFICO: Excellent Credit issues: None.

What I wrote above does not create an attorney/client relationship between us.

Reverse Wholesaling works like this: Get in front of sellersGet pictures of the propertyLet the seller know you will run the deal by your partner and have an offer in 24 hoursRun the deal past your legit buyer whom you have a relationship withLet them tell you what they would payGo back to the seller and see if you can get the deal done building in some margin for yourselfA lot of people talk about "bird-dogging" which is basically just passing leads to an end buyer.

I think it's worth definitely taking your time to build a genuine relationship especially if you're entrusting these people with your money from a distance.

Do you have any good relationships with Agents?

I plan to reach out to them by weeks end to begin building that relationship.

I would strongly suggest you find some local real estate investor meetings in your area, you'll find more cash buyers and other people in the local industry, it is very very useful to build those relationships.