( no offense) I'm actually quite desperate to get rid of this home and begin my own real estate investing journey but this situation is putting a huge damper on things.

My Dad used to always say, most people sit and wait hoping for opportunity to arrive at their door and if it happened to show up they wouldn't know it, because they never created an opportunity so they won't be able to identify opportunity if it does show up. others are desperate for opportunity and they leave their home everyday frantically looking for someone to present the opportunity.

Depending on the nature of their business they likely work solely on commission and shouldn't be spending hours reviewing and setting up your file in this scenario unless they're fully aware and desperate.

Sure, because there are plenty of desperate investors out there that WILL run towards the latest newest most feature packed gadget out there and buy it hoping that will magically solve their problem.Hear me now.Finding motivated sellers is friggin EASY.

Not sure unfortunately, but realize the typical wholesalers are looking for unsophisticated or desperate sellers.... 

Thats a red flag that they are desperate for capital IMO

So why tell him it is not likely a good deal when he is still in the making an offer stage.My advise to the OP is this:Don't be desperate, don't be emotional, and don't make an offer if you don't have a way to get through with it, either buying it or wholesaling it.Then, you make an offer wiothout emotions based on the numbers, not on what the seller would accept or not.

I am trying desperately to get something done but just not getting anywhere

What I like about errand is that the rent collection has excellent reports something you will need desperately desperately if you get tenants that partial pay or late pay you'll need a way to add up everything they've paid monthly and then annually for taxes.

Are they desperate?