As for offering subject-to financing, this is something that can be advertised under 'seller financing' in our local MLS, and there's investors that search specifically for listings with that marked, so that should introduce your property to a new set of buyers that may not have considered it before.

Will gladly work with her again if I have anything where a Realtor adds value - she's local, knows the properties and the people involved.

My thought is to help him out by going in 50-50 partnership for many reasons: half down payment, half capex expense, strong co-signer on loan, me being local to investment property to take care of little things that need attentions (he will be out of state for his job/I will have PM), etc.  1. 

Since hard money eats into profits, consider private lenders, local banks, or partnerships for lower-cost funding.

You are going to pay more for something new so you might take a look on the local Craigslist, FB marketplace or OfferUP and see what is out there.

20% down, mortgaged the rest through a local bank How did you add value to the deal?

Thank you,Phil Don’t have any experience with the mentioned mentors, but I do have 45 years experience in commercial real estate investing.Flipping (wholesaling) commercial properties require the same base of knowledge (real estate principles, real estate law and real estate finance) that is a foundational requirement for flipping residential properties; PLUS, extensive knowledge of the commercial property TYPE one is trying to engage with, and extensive knowledge of the local real estate market for the subject property type. 

Always recommend local (or at least some level of boots on the group).

SW MN is hard to find Landlord Insurance, all local insurance companies say thy quote you landlord insurance, but they realy quote you general home owners insurance.

Something like $1,200 for the local “fancy upgrade”.