Question about my first possible deal

[Donta Busch]

(this will be my first deal, i have limited/no experience beside reading the forums and listening to the podcast, I also have limited funds for a down payment) 

I have a friend who is renting an townhouse 2 bd 3 br built in 2004 (with a HOA) from her cousin. Her cousin is a doctor who has moved to a different state. Once my friends lease is done the cousin wants to sell the place. The cousin doesn't care about real estate investing or evening going through a realtor to sale the place. And I know I can buy the place below market value but not dirt cheap.

My question is how  should I wholesale the house to a buyer, ask the cousin for seller financing, or another method. 

My long term goal is to be a buy and hold investor of multi family homes, but I would like to flip homes to build capital to invest in multi families. 

[Account Closed]

@Donta Busch     Before you start planning on what you're going to DO with the deal, you have to HAVE a deal :) which requires convincing the seller that your solutions are better for them than just renting or selling with an agent. You've already partially established the seller's motivations:

1. Lives out of state

2. Doesn't want to be a landlord

3. Doesn't want to use a realtor

All great motivators on their own, but way better together! 

Get the seller on the phone, and reinforce those issues in your conversation. 

"dealing with a rental property while out of state must be quite a pain.."
"I can imagine how much of a headache it would be trying to sell a property through an agent when you don't live in the area"

Gather all pertinent details on the property. Ask for the condition and age of everything (HVAC, water heater, roof, carpet, etc) and for everything the seller gives that's old or needs repaired, emphasize how much that would likely cost "I imagine you dont want to spend all that money replacing those things, just to sell the place" 
Once you've got the seller thinking of how inconvenient being a landlord/selling while out of state is, and now all the things that are wrong with the property ask for the all cash price:

"So Mr Seller, If you got an all CASH offer today on the property, completely as-is, no repairs, no commissions, no closing costs..what would you take for it? 

Remember CASH gets you in the door. I'd suggest holding off on pitching creative options (Sub2/SLO/Seller Financing) until after you've established their cash price and built some rapport, and then if possible have those conversations in person.

There's a million different techniques for pitching sellers, but the biggest thing is..just talk to them! Get to know them a bit, discuss their situation, discuss their property and don't be afraid to ask questions!