They currently own 5 total and looking to unload a couple.

In my experience as an investor and trader, I have found that unloading a non performing investment is very hard for most people to do.

They are investors too, but in a much larger scale than most of us here, they could lose 5k but they already gained income on the property, and other lending transactions, they would prefer to unload it and lose 5k then lend to another person than tie up their loaned amount and won't gain interest.

They have a local property they have been trying to unload.

The difference is that a wholesaler is unloading a wholesale.

The seller is looking to unload for that price, which is actually a good deal for the location.

Depending on where you are you might be able to get a fair deal if they are looking to just cash out or unload everything at once.

Zach, I have peeked at this 4plex idea for a while and one thing that keeps popping up it how to unload it when the time comes... apartments could, if you plan for it convert to condos and be sold off as such.  

every investor is looking to cut costs- which is more suitable for things one can't see, such as inside walls, lumber grade, etc.

Having my 2yo son definitely helps add fuel to the fire that was nothing more than glowing embers.3 Single Family homes & 1 duplexAll in stable low B to B+ areas and not far from another investment property I haveSounded as if I'd have one nightmare tenant I'd need to part ways withGross monthly rents $3800 - if I updated the units I am confident  I could at min bump that figure $500 or more a moTax value of properties ~$350k  (I need to get inside the SF properties but $330-400 is probably a realistic market value as is now for the properties retail wise)Owner said they'd sell for $380k and be willing to owner finance for 5 years (w possible balloon payment - I proposed those terms - no cash down)I really need to get into the 3 single family homes and the other occupied unit of the duplex, but drove by them all and they looked in pretty decent shape on the outside -- one of the SF's they just invested $40k in within the past 5 years or so due to a hoarder situation and deferred maintenance so the house has been heavily overhauled - most have newer roofs and were built in the 50's (which around here was a good time period for construction - good lumber, homes are brick etc, duplex built in 1979 - from the unit I was in it's just cosmetically dated which would be no big deal for me to fix once someone moved out to make it more desireable)What I was going to propose is if they would owner finance $380k - accept payments from me of $1055.56 per mo (380000 / 360 mos/30 years) - I'd pay the equity down for 5 years then at the end of year 5 we possibly renegotiate to pay part of it off by myself obtaining bank financing, all of it off, etc.Ideally I'd like to see if I could get them to do this same deal for $350k or a bit less but the numbers work at $380k for me with no cash in.