.: I’m about ready to give up on wholesalers!

I have a W2 job and I'm already working overtime and picking up as many saturdays as I can within my current family obligations.

You can build a list of target properties, call those owners, follow-up long-term and be there to buy or help them sell when the opportunity presents itself.

I have seen a lot of these type of places for sale in TX and wish i could just pick one up and drop it in CO to do the same thing.

I used a heloc to purchase the first 4 rentals, so $155k of dept is wrapped up In  that until I refinance each property which have already appreciated extremely quickly given the current market. 

I was following your thread up until the moment you mentioned commission split with buyers and sellers agent.

Things like touch-up paint, minor trim fixes, and final deep cleaning can often be done while showing the property.

I grew up just outside of Springfield.

From there it's up to you on selling. 8 years you should be not breaking even unless this place is in a rough area or needed a ton for repairs over the years.

I am working on my first BRRR, and am close to finishing up the rehab.