Thanks for the reality check.

The reality is, that alone is HARD.

The reality is that you're buying in difficult market with high prices and higher interest rates.

I argue that a Prenup is FANTASTIC for 2 reasons I never hear mentioned about them: (A) It forces the very adult, and realistic consideration of a reality that things may not go as planned.

Until out of school and then it's straight into the pit and good luck fighting for survival, get with reality and all that....... 

Wholesaling is a mirage that social media and fake gurus make seem easy when in reality, most fail miserably and spend their money on one month of marketing when everyone knows it takes six to eight months of cross-platform marketing to make stuff happen.My best advice is not to wholesale.

If the answer to both added questions would be "yes", then you have a potential goldmine here.Combining the seller's concerns, and the reality of a big down payment being a negative to the seller (see Q: 1), you should be able to set the terms, with a lower DP, and controlled interest rate, to have this property CF and,...be able to sell the package to another REI down the road,...as long as you buy this using an LLC (a new one). 

The idea that you are going to buy cash flowing properties, hire a property manager, and collect rents is just not reality.

While we all the like the forced appreciation its simply not reality for a lot out of state investors unless they take on quite a bit of risk. 

The reality is the land has value.