That said, here are the actuals:Unit count: 13 offices (sizes range from 165sqft to 2,800 sqft - it's a local mom & pop type commercial building in an A-/ B+ town that's growing) Gross Rent: $20,801Expense Ratio: 50.7%NOI: $9,736 (year 1, after vacancy) ---Cash Flow: $2,536 / moCap Rate: 6.5%

I have been on New Western's deal list as well as another bigger local company and everytime I underwrite these deals there is very very minimal left on the bone let alone contingency funds for going over budget on the flip...

probably a wholesale company.. get a second opinion from a local RE agent so you dont get hosed. 

A few months ago I started attending a local investors meeting and have become obsessed with learning about real estate wholesaling.

You can also check out local Facebook pages in the markets you are looking in.

I would get on the phone with a local lender through a local bank. 

Hey BP, I'm a local broker and investor.

Connecting with local contractors or experienced investors in your area is also very helpful for getting accurate numbers.For ARV you’ll want to look at comps; You can start on Zillow or Realtor.com but I highly suggest connecting with a local agent.

Any information on local clubs I could join that have this kind of environment would be appreciated.

Terms such as interest rates and payment schedules are typically negotiable.Combining creative financing with seller financing can include strategies like:Subject-to and Seller Financing: Taking over the seller's mortgage and financing the equity portion through the seller.Lease Option: Renting with an option to buy while negotiating seller financing for part of the purchase.Wraparound Mortgage: Keeping the seller's existing loan while they finance a new loan that includes the balance.To proceed, consider connecting with experienced investors, understanding local legal implications, and attending networking events to gather insights.