besides money in your account, you can also use a line of credit such as heloc.A hml is not considered as cash.Since you're starting out, be very careful with auctions especially sheriff auctions.

Looked at a park in Wilkes county ,N.C. ( 9 units) very rough shape. current owner has let tenants live on the cheap if they take care of their own repairs. of course tjis has lead to deteriation of every home in the park.

Do you know of an independent bank that gives reasonable rates and takes into account your rental homes cashflow and history unlike traditional banks?

You need to take care of that roof so that person can come home after a long day at work and pay you rent.I'm a landlord for businesses so I need to make sure that business stays profitable and operational. 

Selling with financing is a great strategy, so long as you are careful to stay on the right side of the DF regs and other lending laws.

I don't think any banks that I've worked with at least would entertain that type of an arrangement without some sort of portfolio behind it.

If they are planning to be rolling around in Bentleys like Wall Street banker, they wont last long, but if their prices stay within average or better, who cares, your saving money if you know it or not.If your flip can't support a fair price, your not doing to good as an investor, it's not the vendors fault you overpaid for a property and can't pay market for work to repair it. 

Any time there was something I wasn't satisfied with, I could just call my contact at HD and they would take care of it.

Take care!

Be careful.