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

I'd imagine the Sub2 deals you wholesaled was simply you brokering a deal between a buyer and a seller. 

In IL sellers are not required to share the report, but they're not barred from it either. 

Generally when sellers say "cash" it really means they do not want to deal with contingencies,  short closing period and/or do not want to deal with needed repairs. 

I have been seeing 12-13% routinely on seller financed owner occupied 1st lien position. 

It's very general, not saying who represents who.You also need to speak to your broker to see if they allow sellers to go unrepresented when you as a licensee make offers. 

But absolutely be very clear with the seller as to what you're doing.

Many investors in your situation also explore seller financing or subject-to deals to minimize upfront costs, especially if they find a seller open to creative terms. 

I'm very open with my sellers in terms of numbers. 

Once we had the home inspection I was able to have the seller credit us at closing $8k...of which the escrow could not credit the entire amount and so I had the seller write up a personal check for $2000 How did you finance this deal?