Sellers remorse. 

Along with a kiddy-pool sized litterbox in one corner of a room, cat urine and feces in the OTHER corner of the room on the carpet (newly installed by the seller when I bought), and a smell that made my eyes water walking in the front door.The lease has a clause for Tenant-Caused Damages resulting from tenant negligence.

Either one of these people - the buyer, or the seller, can screw you, intentionally or unintentionally in years to come. 

As long as the wholesaler is direct with the seller and the deal is real, go for it.

Get Familiar with Financing: Educate yourself about different financing options available for commercial properties, including conventional loans, hard money lenders, or seller financing.

If the numbers make sense, the plan is to approach the seller and attempt to get a lower price for this "2-story" building which has vacancies, since that's what the owner is selling.

There's a tenant that's month to month, rent is at least $800 below market rent, so I told the seller I need that unit to be vacant.

Exploring seller financing or subject-to deals can minimize upfront capital needs.

I come across SFR in other states from time to time direct to seller. 

Purchase price: $15,000 Cash invested: $25,000 Sub to deal - paid the seller and wholesaler $15,000 + $7500 closing costs to assume $84,000 mortgage with a monthly PITI of $575.