Almost all the cash flow analysis I see does not take into account a reserve for replacement of items that wear out.

Selling it to them is an option that lessens your risk but make sure write up a bill of sale, offer as-is and state that it is their responsibility to make sure the item is safe to use and to maintain it.   

Did they provide a list of must-do and optional make ready items?   

Wait until an HVAC or roof fully goes, usually looking at $5k single item repair cost.

In the future, this may be a good item to clearly call out responsibility in your lease, if it is not already.

Leverage a low down payment and slowly fix up the building (ideally cosmetic items) over time.

When our clients bring us wholesale deals, here’s how we help protect their interests:Deal Analysis – We evaluate the numbers to ensure the property aligns with the client’s investment goals.Secure EMD Handling – We require the earnest money deposit (EMD) be held by an attorney or title company—never the wholesaler.Renovation Support – If the property needs work and our client lacks a general contractor, we refer one from our vetted network.Wholesaler Due Diligence – We verify how the wholesaler controls the property, especially if we haven’t worked with them before.Transparent Fee Structure – Once the contract is finalized, we include a line item for our fee so everything is clear and documented.This approach ensures our clients are protected and positioned for success, even in non-traditional transactions.

AirDNA includes cleaning fees in their income (I wish cleaning was broken out as separate item).  

This is common, and you want to make sure you fully understand this before entering into an agreement.4.) make a good list of the deferred maintenance items.  

@Karla Sosa - I don't know Bakersfield intimately, but when I evaluate a market in general there are several items I consider: Population growth, Income Levels, Crime levels, poverty levels, Rent/Price ratio for the property type your considering, landlord laws, and industry mix.