Numbers sound very good as others have said.This place easily meets the 2% rule (as long as the repairs aren't very high) and the cash flow looks great with the 50% rule.You do need to do the proper due diligence on things like the utilities to get a better feel for the exact expenses and put in adequate factors in for vacancy, repairs and capital and of course management.

When you get the list of expenses from the agent before you make an offer is it pro forma numbers or all verified income and expenses from things like bank statements, tax returns, utility bills, maintenance records, vendor agreements and stuff like that?

If I understand properly, you believe that the 10% down on a discounted price is an inadequate cushion.

He or she could claim you broke something, took something, allowed her to take something that wasn't hers, or all sorts of non-sense.

#2 (or all the intermediate ones in your example of 10) are encumbered.

The short, I'm a wholesaler with access to extremely discounted properties and I want to start buy n holding every other or all of them asap.  

Later you could sell one or all of those and invest in a larger multi as you mentioned.  

6 condos in total for $233k, if he's not able to refinance in 6 months the exit strategy is to hold or to sell some or all. 

That's the only way you'll truly know if what you did actually made worthwhile money or if it was just a way to acquire a house that was fixed to your tastes but for only a minor discount.Off the top of my head, things to include that often aren't considered by some newbies:-carrying costs (if the goal is a long-term hold then flip as opposed to immediate flip, you can buffer some or all of this with some rental income)-selling/closing costs (I like to use 8%, which may be slightly high)-self-employment tax on your gains-contingency or slush fund (for when your expenses are higher than you expected--this can happen often)Hope this helps.

Most buyer agent agreements require you to split your commissions with your agent but they also typically pick up most or all of your business expenses.