There is also the soft heart aspect of this for me, where the buyer is a single mother with two children and this will be her first house. 

I like the Wack a Mole analogy.. if I think back on my career in this game that started in 75.there were all distinct and different events that perpetuated a slow down or price compression in real estate75.... coming out of VN war  soft economy83 - 85  sky high mortgage and interest rates  ( SL crisis  but a lot of money was made picking up those deals)89 to 92  in bay area  Earth quake and war.. prices in SF and bay area compressed 20 to 50%  ( we have short memories.) but that was also pre high tech.2000  dot com bomb  short lived 2001  Bin laden short lived07 to 2011  global credit crisis worse i have ever seen or I think any one basically living ever saw.. worse than great depression in many areas...

Going to brush up on the state specific laws and the talk with the tenants as suggested!

HUD 223(f) can do 85% LTV (minimum), 35 year fixed rate, non-recourse, but there are more soft costs involved and timing is longer than Freddie SBL or a bank.

I did some renovations but not a rehab) and soft details (the struggle with fear). 

I finally figured out they were caused by the watch on my husband’s paralyzed arm brushing against it. 

We rented a POD, and paid to have all the personal property (including tooth brushes) moved into the POD, locked it up tight, and left it parked on site. 

@Walt Dockery , I don't hate good trees, I just hate those soft wood ones.

@Jackson Pontsler  There are a wide variety of responses as there are a wide variety of wholesalers, so there's no broad-brush answer to that question.For those who are out there to find deals by taking advantage of desperate, or uneducated people, yes, I have a problem with that. 

I thought up a few more questions to ask the lenders and will start shopping around to find money lenders and real estate agents tomorrow.Any other advice for finding good soft/hard money lenders that you found useful in your area?