Legal competition has cut the cost of a Reg D offering from $25,000 to $8,000.  

Let the wholesaler spend the money finding the motivated buyer then swoop in and cut them out..

Thus, your profit margin is lower (than the all-cash offer), but your ROI is higher.Putting more than 20% down might reduce your monthly payment and debt-to-income ratio, but it also ties up more of your capital, limiting flexibility.

Felt like I was speaking with a virtual assistant backed by AI.He estimated my re-roof would be half the size at double the rate quotes I got from everybody else... truly amateur hour for somebody that claimed to have done hundreds of these.I also was never able to find more than 5 property records tied to his name or to related LLCs.

Unfortunately, Texas has a law prohibiting HELOCs on rental properties and I believe they also have a 70-75% max total loans allowed on the property which cuts into the equity I've built and would only allow for me to access 30K which would make it less appealing to go through the process for only 30K.

Wholesalers typically do not carry Errors and Omissions (E/O) insurance, so even if the court rules in your favor, they might not have the financial means to compensate you.Furthermore, ensure that a reputable title company handles the transaction, as some companies may cut corners.

Too many people get tied to their real estate, but all assets are tradeable especially when they won't cash flow when you leave them.

Should we sell the property when we leave and cut our losses?

Do that for a year or two and then help that owner buy another and you take a cut in the deal maybe in exchange for management. 

More rate cuts coming.