Most real estate agents actually do not have the need to go into an office to close transactions and meet clients at either a natural location or at the properties they are showing or listing. 

At times, the seller may back out, we may uncover bad things about the property during the due diligence period which will cause us to back out of the deal, or financing may fall through.What makes it even worse, we, as investors, may incur some soft costs (costs incurred prior to closing) which end up being sunk costs.However, as investors, we are relentless in our pursuit of cash-flow.

Then 1 week later you then offer another Promissory note offering at an even higher interest rate(17% instead of 12-15% offered prior) with a now significantly higher minimum investment. there are what led persons to invest in the last few week before the the email was sent.

When the rent rates stabilize, I suspect they'll bring it back.I wouldn't try it in a location like Portland, but 99% of the country would be fine with a policy like this as long as it is disclosed and applied equally.

Low or no down, seller financing and low or no interest with a balloon payment later is the holy grail (location, building condition, market also matter but it sounds like you have all that).

@Isaac Terry Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

I don't know where in Michigan you are located, but I'm happy to give advice or share experiences.

Selling the convenience of the location first and in such detail may lead some renters to assume that there is something not so great about the house itself since the sale in on the location. 

Quote from @Jay Hinrichs: Oregon finally passed legislation to reel in unlicensed wholesaling its in this months publication from the state RE agency.Highlights:Goes into effect  July 1 2025Requires:On line application to become a licensed wholesaler  ( RE agents exempt from this of course they already have licenses)Name of company and individuals who will be performing these services.Each one needs a full criminal background check and approval prior to receiving the license.300.00 annual fee for the license.Written Disclosures in Bold 10 point.These must be given to Buyer and Sellers prior to entering into a wholesale contract and signed for.Also RE brokers assisting wholesalers need to give these to potential buyers and sellers.

@Adam M.The cost for a real estate tax accountant will vary based on location, experience, education and other factors, just like any other professional.