1. Offer low ALWAYS let them negotiate you up. 2. Keep your earnest money deposit as low as possible. You can even have it as $50 if the seller's okay with it. 3. In your offer stipulate that the earnest money deposit is not to be delivered for ten business days. To try and find your end buyer without you having to put money in escrow. 4. Put a 17 business day inspection period. This gives you almost one month of being able to find your end buyer and back out without losing your deposit. 5. I would still JV or find a mentor to help you with your first deal. Yes, it will probably cost you some money, but it's an invaluable learning experience when you've got someone hand holding you and helping you cross the finish line.