Also I would like to give him protection against the initial cash outlay which becomes instant-equity in the home (i.e. the down payment + renovations). 

That put an instant itch in me---I needed to do it again!  

It’s sometimes so early just because I pay rent always on the second pay day of the month.  

We are not the best lender for every investor (although the more traditional types of funding we extend can and do work for most deals) Interestingly it does not seem to matter how many success stories we publish, case studies we produce, documented deals we list,  legitimate positive reviews we receive - there are those who instantly believe anything negative they read online and dismiss all of the positive.

No instant equity. ie.

I try to avoid communicating using instant messaging with tenants!

It's looking more and more likely that buying a house that will provide instant cash flow is the way to go.

My parents withheld the garnisheed amount from his paycheck each payday and sent it to the collection agency.

so to play devils advocate Pratik  if the property will sell for 200k and you negotiated 150k  and in Sac you could list it on MLS for 200k an sell it in a matter of hours for all cash.. what value do you bring to this deal for the seller.. they would net closer to 185k than 150k I see this all the time that wholesaler bring value in some markets I get that especially low value super rough areas that are underserved by the RE community but I fail to see the value proposition you bring when you make these kinds of margins.. how do  you explain this to the seller that their home which you KNOW is going to sell for 200k is only worth 150k because you want a big pay day.. how is that bringing value.. ( just playing devils advocate this morning and curious of your response or rationalizing this )

I don't invest in them normally but numbers work and over 40k of instant equity and a double digit growth market.