You see what I meanI like the most protection, and not thrilled with the idea of yet another cook in the pot.  

I used 10 deals as an arbitrary bench mark to more easily determine whether or not someone is a full time investor who has moved from a real estate hobby to a real estate business with business systems and progressive growth and goals.

. $3,500 (the number of expenses above, title fee, inspections, legal)Total Budget: $50,000.00Rents are $500-$600-$600  Total: $1,700(pot month rent)x12=$20,400(pot annual income)Expenses:Taxes: $1,500 Management, $2,040.  

Sell pots and pans.

If you have a pot of cash or some investors to partner with, you'd more than likely make good returns.Best of luck.

I want to offer less than asking price, but sweeten the pot by letting the buyer know that I'm not going to push hard on repairs unless there's something really wrong with the house. 

As a buyer, you won't pay any commissions so why not get yourself some bench strength and get a realtor who works with investors on your side. 

But as others had mentioned 20% cash on cash is a standard bench mark. 

Not the greatest "pot odds" but not bad.  

Wholesalers are the worst offenders not because they are just bad people, but because most don't really understand real estate, they really don't understand business law and that's because they are usually new and need to sprint to the pot of gold.