The buyers need (not request) a full 5%-6% seller assist and become complete menaces and eat into your margins with lengthy repair addendums following inspections. 

There are also home buyers who want to look in the area before they buy, home sellers who sold and have no place to go and want to look, contract workers in the area, construction workers, insurance displacement, and more.

This may put me in a position to be a cash buyer for the next property. 

What you can borrow depends on the strength of the deal and your qualifications as a buyer.

Use a buyer's agent and have them bring the buyer.

There is an alternative that involves doing cost segregation on property you purchase and using this to help offset cap gains resulting from failed 1031 Exchange.

Nobody is living in the unit, the city came out to inspect the unit, nobody was there to let them in (it failed because of this).

I have investors & buyers in the area.

It can become a really big mess and lot's of them failed the last downturn.

Can anyone point me to a step-by-step guide for end buyers working with wholesalers?