Your dealer really knows how to get you that fix or is just having a great time as the middle man. 

These deals can create 3 to 5% value in assignment fee relatively quickly like 10 hoursFree and clear houses that have no mortgages, have opportunities for creative finance tooYou could buy the house and give a payment that is low enough for cash flow with market rentYou could have a homeowner get a 50% mortgage for cash now and then get some cash later with a private second mortgageThe negotiation with the seller on terms deals is completely different than pushing the price down like car dealer in wholesaling, it's not apples and oranges, it's grapes and watermelonsBeing a one trick pony doing "only wholesaling" with all the competition you have I think is crazyI get a ton of my pretty house terms deals from wholesalers that only know how to wholesale

We underwrite and sell a tranche of paper through a FINRA broker/dealer to credit unions.

Are you going through a broker/dealer, which is required for a 506(c)?  

This property has a long standing nice Irish pub in one unit.

If the Investor is considered a “dealer”, he will typically not qualify for tax-deferred like-kind exchange treatment because technically the property is being held for sale as “inventory” and thus is not property held for investment purposes.

Car dealers call it being underwater.

Broker-dealers are very good at this sort of thing and I suggest you set yourself up with the tools needed to accept international money.  

The other thing, will people please stop with this zero interest BS they get from  gurus and predatory dealers........pay interest, there are other threads telling you why.

Thats true Upen but its good to note that generally only the base or salary income can be used for qualification with out any waiting periods assuming the same industry.Using bonus/overtime/ auto reimbursement/commissions from a prior job will be hard to carry over unless it was a near identical position in the same industry like car sales man at chrysler to car sales man at a ford dealer or retail sales at AT&T to retail sales at Verizon Wireless.