I am paying a little more because all my loans are commercial loans as opposed to personal residential loans.

I have structural steel footer collars cast into the exterior perimeter piers that act as the base for my timber post columns.

From my experience process do move much slower as opposed to the mainland.However, Honolulu could be different.

I make it regular practice to teach my sellers about seller carry options and find out what their bottom line is for downpayments, who can more easily carry for a buyer as opposed to massive downpayments.

Drop that price and/or fix the exterior and backyard/fence situation.

Exterior needs "curb appeal".  

All wood structural panels, when designed to be permanently exposed in outdoor applications, shall be of an exterior exposure durability.

Another increased cost is exterior covering.

Your license.Ensure that your prospect knows that they are in the best possible position by selling it directly to you as opposed to a "unlicensed wholesaler" (Sorry guys, in this case, it's his mortgage, or someone else's).Obviously, as a licensee, you need to do certain things... i.e. use a State Contract, Disclose the Value (Article 1 NAR Code of Ethics), and disclose your position as the principal in the transaction (Article 4 NAR Code of Ethics).Once you have determined what their motivation is... and more importantly, what happens if it doesn't sell... then you will have a better grip on what the disposition should be. 

I would not be opposed buying from a wholesaler.