I can REFI when rates get low again- but there is no telling how long that will be and it costs 5-10k to refi..

I offer to purchase the home for a discount equal to the expected cost of PITI plus repairs/maintenance for the life expectancy of the homeowner, plus a margin for profit.I have the option to refinance the home to pull money out of it after purchase to finance other real estate deals.

Get'r done @Tommy RayI think there can be some challenges to your power-point slide.  

Have flipped as a Contractor several in your area (Boise, Caldwell,  Montpelier).Find a great Realtor that understands Construction cost. 

You'll want to run some comps to be very aware of the pricing in the area and then it will help to have some construction costs in mind.

There are good wholesalers in PA, I agree with that, but overall, in any market, 99 percent of the wholesalers are bloodsuckers who don't care about the sellers, don't know rehab costs, and overinflate ARV on purpose.

A lot of times the lowest rate lenders actually have higher fees and closing costs, offsetting their low rate anyway.

My permit cost the same as SFR.

The catch is it must be vacant 90 days and winters in Vermont are expensive to heat the building so the pipes don't freeze requiring costly plumbing repairs.So this property may be eligible for up to $130k in grant money and rental income guaranteed by the state!

S-Corps not so much, but still you should question whether the cost is worth it.