@Antwan Steward my approach to mentorship was resolved by asking myself these following questions and then coming to the conclusion on my own for myself.

The reason I come to that conclusion is because closing costs are going to vary from 8-15k depending on taxes, insurance, purchase price of home, title fees, etc.

That comes with costs to make ready units as well.I think you need more information to support the conclusion that that market is still healthy. 

If you showed up in dirty sweat pants and a shirt with holes in it, your customers would draw the conclusion that you would do lower quality of work.You even mentioned yourself that people would be surprised how much money you make.

With only one, there isn't much volume to be able to draw very good conclusions.

It does hurt the cash flow and doesn't follow my "safe" projections of flat or increased rent however I have came to the same conclusion that the math does say I should keep them on.I suppose when the next renewal comes along I'll have to hold a harder line as theoretically the rent will have increased during that part of the year.

Whatever your prediction for a conclusion date, add 6-9 months, maybe longer.

I came down to the conclusion that I would need some assistance with financing this deal.

I understand that for the wholesaler to go the extra mile, I will have to go the extra mile myself .I really want to make this work, I know the property well, and I know there is not a major repair to do, most likely some TLC.So in conclusion these are the facts:1) I know I will have my lender financing the deal, but on their time frame (about 4 or 5 weeks)2) I can get upfront the wholesaler fee, and down the road I will be able to get the 20% down payment for the conventional loan in 5 or 6 weeks3) I would not mind to get a hard money loan, but only if I have to hold the HML for one or two months, because holding on to it for 6 months or so kill me, I think.How can I do this deal attractive for the wholesaler to help me work it out and make it happen???

I've come to the conclusion I have too much savings in tax deferred plans (401k, IRA) and not enough in after tax plans.