Thoughtful upgrades and efficient project management made this a successful venture, highlighting the strength of our partnership and commitment to delivering high-quality results.

And for sure I highly doubt those that teach the common wholesaling techinques are not up to speed with all these new laws in all the different states..

Feel free to shoot me some high level particulars and I can keep you anonymous. 

The new design takes the home from a 3 bed, 2 bath to a 4 bed, 3 bath, 2,400 sq ft rambler on a large lot in highly desired area.

And when talking to a buy you say "ha, ha, ha, look at the deal we got, we got that person to give us all this $ from there cashflow"The whole thing wreaks to high hell. 

move downtown into an apartment.

While may not have high amount minimums, they may have a minimum $ threshold for cc processing, Ours is $0.60, with a discounted plan that could be a few as 8 records.

I had to drop a rental by about 10% and an apartment building I'm invested in that we were helping to lease up we had to drop 25%.

Based on your numbers, and assuming you have a credit score high enough and have never filed for BK, you shouldn't have an issue getting approved for an HML to buy/rehab the property that I would estimate at about $370k-$375k (which includes 100% of the rehab costs).

So developers are building multifamily on these parking areas.Since these areas aren't located on top of residential areas, the zoning approval process has a lot less friction and resistance from NIMBYs.Here's an example in Rochester where an old Sears was turned into apartments for seniors.https://www.passero.com/projects/skyview-park-senior-housing...For multifamily developers, this could be an opportunity for building and partner with the mall owners.