(water in the basement but French drain is installed) Everything else is painted and she has new carpet down.

can be a pain, especially if you have the french door fridges!

Find a good wholesaler in your area and offer to work for knowledge or a cut of deals you bring to the table. 

From the little experience that I have, they'll ask you a few questions crunch some numbers and will be able to give you the info you need. i think they may also give you a pre-approval letter if you have a deal on the table.

Obviously, I bring the realtor chops to the table. 

I am not a wholesaler nor have I ever done any wholesale deals on either side of the table, but I have purchased off market. 

I can't sell it because when I factor in closing costs, commissions, etc I'll have to bring at least 10K to the table.  

Funds are released when this happens...and they are released to the closing table...not directly to the REI.2 - Once the Investment has been closed on, and income from it established, that income comes in that same escrow account, and is released in this order -    a - Pay the debt service on the Investment (step #1)   b - Pay the monthly payment to the original lender   c - Pay the rest of the cash flow to the REI

Or, should I say she "politely snickers in both English & French and the amusing plot".

Twenty days later, I was at the closing table, as we purchased it with all cash.The same tenants that had made the property inaccessible were the ones we inherited.