There is often a difference between the two with respect to what interest of the debtor the auction purchaser acquires -- that at the time of the recording of the mortgage (foreclosure) vs. that at the time the judgment was entered (sheriff).

Do I stick with my realtor for this deal and keep waiting an unknown period of time until I hopefully receive a respectable offer or do I run with the seller finance deal.

While there are potential benefits such as consistent income and reduced management responsibilities, it's important to carefully vet any potential partners and ensure that your property will be well-maintained and treated with respect.

But wholesaling is completely legal in all 50 states though there are extra hoops in some cities and states (Philadelphia, and Oklahoma respectively).Thanks Joe, I did see the TREC survey regarding wholesalers and yes they are a part of the RE ecosystem here that serves a need.

A partnership with my parents where we both used our respective heloc's.

I've come up with a solid plan for the work and have a well-respected, but unlicensed welder to perform the work.

@Caleb Heimsoth - With all due respect and I do mean with all due respect, if an investor goes to the lowest priced or an inexperienced real estate investing tax it is just setting themselves up for headaches. 

My cleaners ask me to be paid hourly, I respect that it values their time.

That helped me understand why prices were they way they were in those respective areas.

With 200 closings, I respectively have to say the rate you mentioned is off.