What about the other 342,000 that property will produce in addition to selling with 100% equity into the property at end of term?

Everyone has some cognitive bias, a tendency to ignore what we don't want to hear, that's pretty much the case with new folks getting into real estate wanting to wholesale. 

I have replaced many of the runs--largely the copper is at end of useful life, but also I have some electrolysis where an earlier owner hung the copper with a dis-similar metal and there is heavy corrosion.I also insulated all pipes and ventilate well in summer, cover vents for freeze months.And I had the PEX bid, two... but have not tackled it just yet...

I am not surprised that you have found yourself being moments too late on flips, the good ones do have a tendency to move quickly.

I have now found in the public records 'heir' listed on property and also look at the probate filed documents as leads.I have a tendency to overthink sometimes but it's all in the learning.

However, the total paid out to seller is $10k + $36k (over 10 yr period) + $60k (balance at end of term) = $106,000. 

Sell at end of five years.

As far as criminal background checks, I simply state credit score, income, and background requirements, then leave a space at end of application for them to offer explanation for consideration of any exception to standard requirements (ex., explain poor credit score, criminal background, reason they can't provide proper landlord history or income verification, etc.).  

Income - $62,100 ($575/month/unit average)Vacancy (8%) - <$5,175> (<5% historical last 4 years)Expenses - $23,331:Taxes - $1,200Insurance - $4,500Maintenance/Repairs - $9,000Utilities - $1,500Advertising - $150Administrative - $150PM (12%) – $6,831NOI - $33,776 (total cash outlay - $118,970)Mortgage Payments - $1,347/month ($16,169)Total cash flow end of year one - $17,607Cumulative cash flow at end of year five - $94,927Payoff of balloon payment at end of year five - $242,416Cash ROI – 17.14%Total ROI - 21.46%BTY – I’ll be using my SDIRA to purchase this property and will use cash generated from property to fund flips with other investors (averaging 15% return).

(Many of them are from India - far from home - and I am hoping that 3 or 4 of them will want to live together in a house instead of hotel rooms.)Back to the rehab:I want to hire people from Craigslist at $15 to $20/hr and need to pay cash at end-of-day to keep them coming back (they dont return if paycheck is 2 weeks away).I have a worker's comp policy to protect myself from worker injuries.