In the last 18 months various states have instituted new rules, regulations or laws related to (1) need for licensure to wholesale (2) restrictions on marketing of a property in which you do not have ownership and (3) disclosure requirements when dealing with a homeowner that makes it clear to the homeowner that the contact signed with the wholesaler is not a definitive “sales” contract, therefore making it less likely home owners will sign4.

2) wouldn't the interest be taxable to seller?

In today’s market most homes will be worth more than their outstanding loan balance unless they are VERY recent purchases with little to no money down.

I recently watched a video on social media that mentioned the way he was buying properties and yielding the benefit of the sellers low interest rate is having the seller put the property in a trust and then purchasing the trust.

Look to buy off market.

So, that the seller knows they won't be nickle and dimed.

In short it's this: Seller is facing foreclosure nightmare.

I would never let a client purchase in certain areas of my local market....

Depending on the seller, you may sweeten the deal, by letting them know that they don't immediately need to cash out, or can partly cash out.

For your next step, you might want to look into seller carry arrangements and joint ventures.