So I don't want to spend $90K on a down payment and closing costs and only have $25K to fix it up.

For me as well as the seller.First, you have to define Sub to financing.Do you mean the reckless kind where you overpay for a property, take over the financing and borrow from others to cover closing costs and holding costs when you have no money, no credit, no income, no reserves and can't tell a warranty deed from a deed of trust and you close on the kitchen counteror do you meanbuying below market value, already having a nice income, having reserves, using escrow and title, already understanding the due on sale clause, have done a lot of creative purchases and know when to use and when not to use creative finance and how to recover if something goes amiss?

Are all prom note payments current as of today?

.* Leverage Social Proof in Your MessagingWholesaling is all about trust.

So, maybe do 30-50% down, for better cashflow and make sure you have reserves for mortgage payments in case there's a rental market dip in the future.DM us if you have any more questions:)

This allows me to seed the property for 6-12month, then refi, and pay the full amount of the HELCO back in one payment. 

Dont trust this company!

Should I explore putting these properties into land trusts?

They will have a lot of questions and trust issues. 

This way the payment never fluctuates.2.