@Carl Corvin  your caught in the ever too familiar cycle of low value real estate owned by out of area investors.. what I have done when I ended up owing about 200 of these things.. was to sell them to other investors .. now you will get your wholesalers that want to get them very cheap..

Buy and hold (obviously) or conversion to 2 units or one SFHor fix and flip to a buy and hold investor, etc.At $260k, you could probably even wholesale it and make a tidy profit.

I wouldn't be concerned about that, but it sounds like you're dealing with a wholesaler, not the owner.

I also wanted to know which software or training YOU might recommend for a first time Wholesaler.

Any good title companies that are investor wholesale friendly?

Devin Here local Wholesaler just putting the word out there if you're looking for 3-4 bedroom homes let me know.

Yeah there is a new wholesaler in from Texas that took the strategy of posting 100s of signs that are directed to investors.

i found a property I think is a good deal any advice on how to put it under contract and finish the deal where everyone leaves happy

Anyone in San Angelo know of an investor friendly title company that is familiar with wholesales/assignments? 

Hey, South Florida wholesaler here, Yes, i think you should just pass on the deal or refer her to someone who does Short Sales assuming she qualifies for that, but they definitely no room to wholesale.Good Luck!