They get 8-10% for a year, upfront costs paid by me, then a slim chance of having to jump a couple hoops to get it back if I fail to pay.If someone came to me with a deal that is as solid as I'd feel comfortable taking to someone else, I'd jump on that.

Hi,I'm am located in an expensive real-estate market (Los Angeles) so my options for buy-and-hold SFRs or MFRs are slim-pickings.

If you're willing to invest in places like Irvington or Trenton, you might get lucky, but the chances are extremely slim.

It's not that slimming down and infusing capital would not work, but why do that when such an opportunity exists to slash and burn?

They'd have to do some serious theft & they would be going to jail.Regardless,, finding someone to rent a place for $3500/month is probably going to be slim pickings, even in DC.

After reading this board I know most wholesalers are offering properties with too slim of a margin for most investors.

Yes, people can do that, but the chances that they actually do are pretty slim.

Appreciation in my area is slim to none.

at some point your going to need some cash some place.. you can do like the OP said and use investors to front the cash but you pay for that... then refi so end result is you paid more for the house than if you put cash into it. but its no cash down.or you pay all cash for the house up front get a great deal add value through reno and then refi at 75% and you have all your cash back if your not into the home more than 75% arv which from what my guys tell me in good neighborhoods in dallas can be pretty slim pickings. 

That could be a tough pill to swallow.