I think I will replace the counter sink with a vanity with sink, get rid of the medicine cabinet/mirror, with a more modern mirror, get rid of the shower pan, and replace it with something else (suggestions?)

If the seller cant get a new loan because of their debt ratio from seller financing or subject to, do a mirror wrap so their DTI can get serviced at least at 70%.

Funny how it's always the other party who is greedy, never the person in the mirror.

Same risk to the seller.yup agreed HML pof is dime a dozen.. and I understand wholesale transactions are mainly just smoke and mirrors.. 

I practiced in front of a mirror and my family for days.

I can't tell you how many times when people would contact my agents fresh out of guru school.. and talk a BIG game  we are going to buy 20 30 properties we are building a team blah blah blah.. when in fact most of them borrowed the money for the course and are now trying to do business with smoke and mirrors.. real investors that have money if you lay this out the right way will probably go for it.. and SELLERS I can see that for sure.. but then again in the retail resi space so many people just are clueless and or really have very little liquidity that even sending you 1000 bucks up front could be a risk and stretch for them..

It is not smoke and mirrors and a get rich quick scheme.

"get in the game not on the fringe" is exactly right I'm going to write that down and put it on my bathroom mirror.

I know I fund them in 10 different markets.. they all mirror detroit in pricing.. 

Your comment mirrors what I was thinking.