You’re not on the hook if you’re wholesale deal goes belly up and people start to sue - your broker is.

Notes are like play doh ma boi you can make it long and skinny or short and fat. 30k down is more realistic (10% down), but 10k down is not impossible.

Focus on trimming the fat in your personal finances, if you can.

Of course, the impact taking another 40% bite out of one's assets (including inflation fat as well as capital gain muscle) is not readily susceptible to measurement except, perhaps, through a longitudinal study. 

The common denominator to succeed in this point in the cycle is off-market deals under worth belly to belly with sellers or quality wholesalers. 

The tech sector obsessed with skimming more and more off the top of those fat STR margins: https://www.prnewswire.com/news-releases/property-management-platform-guesty-raises-50m-in-series-d-funding-signaling-a-year-of-recovery-for-the-short-term-rental-ecosystem-301277520.html

Due to this guess who sold my house and got a fat commission fee?

Many of them will be going belly up if the situation continues. 

Then you take over the payments of their current mortgage and the headaches of the termites, toilets, and tenants and they just get a nice fat check every month.

True private lender is someone you meet belly to belly generally speaking