He won’t give ballpark because “I don’t want to cut my own throat, but throw me an offer... trust me you’ll be surprised.”And finished our conversation with “and I’m seriously not bullsh***ing you, make me an offer you’re gonna be amazed”I don’t know what to offer, this would be my first wholesale deal.

You always have to do the full analysis (because there are plenty of surprises!).

When I have visited my wife's family (outside of Newark in the burbs), I have seen some areas that look surprisingly like the markets I work in here in the Berwyn/Forest Park neighborhoods in the suburbs of Chicago.

In my area, non-locals often leave off the Oakland / Berkeley / etc transfer taxes, so you can get a last minute $7,500 "surprise." 

Im actually surprised you found ones that cover you for selling your rentals and primary, as I didnt think any did that.

Buying a home in foreclosure you don't need a license, you just need to be extra sensitive on how one is marketing, the contracts, disclosures, and the sensitivity varies depending on how one is structuring the deal ( subject-to, etc. )Tips to decease getting in trouble in the distressed homeowner resolution realm:  ( you'd be surprised how many people don't understand this or care ) : Don't charge people upfront for services ( probably how most agent and attorneys lose license ), Don't take advantage of people,  Don't commit fraud, do your contracts and disclosures properly. 

Everything she said came back true based on the reports but one thing she didnt tell me (which I'm only surprised bc she told me EVERYTHING else) was that she also has a domestic violence charge against her in this court case she is fighting with with her ex.

Although not surprised its one building and property managers are hard to find in Scranton/WB area.

Pros, it’s like a VA loan you can get in with no down payment and no PMI “so it really makes it almost the same monthly mortgage as if you went fha” and I actually got the seller to pay 10k in closing costs which my loan officer said isn’t happening right now so she was really surprised.

If speed is important things can move very quickly... if it is not- take your time, be careful and you will be less likely to miss something and be... surprised... down the road.