There is very literally nothing a "wholesaler" can offer a seller today that agent's do not, nothing.

If the seller is on a 2.5% with their agent and I'm at a 3% with my agent as a buyer, would the seller's agent ask for 3%? 

If you move title to the property into a trust for the seller's "Estate Planning purposes", you still need the mortgage company's approval. 

Im not a fan of seller financing unless that property is free and clear and the seller is offering reasonable terms NOT on money they have borrowed. just too many people get into this type of thing without understanding the whole picture, like title being moved into the buyer's name, due on sale clauses... etc. etc. also, just because its a very commonly overlooked guideline which makes financing on 3's and 4's a little challenging: FHA requires the property to self-sustain its own PITIMI by the rents.

Quote from @Shawn Questa: Hi all,I am curious what some of the Pros would do to Help a Seller in this situation while making a Deal happen.I found a 200+ day old MLS Listing where the Agent said the Seller is in Financial Ruin, hasn't Paid the Mortgage in a year, owes about 180k on an approx. 210k House and multiple Buyers have backed out.I don't know how someone could not Pay their Note in a year and not at least be in Pre-foreclosure. 

Many experienced investors are willing to partner if you find the right property and do the legwork.3.Seller Financing & Creative Deals– Some sellers will carry the note, allowing you to buy with little or no money down.

There is nothing illegal about Subject To, Seller financing, etc in general.   

As wholesalers, we’re trained to look for distress—motivated sellers in tough situations, properties needing major repairs, or financial struggles forcing a quick sale.

The contract says buyer will inspect, but not make seller repair any defects.

The seller had it listed for $25K above market.