I'm a financial planner by profession, I deal largely with company and state retirement plans and assisting clients with retirement funding analysis.

@Eric Schleif,  I'm looking to fund my rental Property in Baltimore.

I've also used them for the funding on my personal home and plan to use them on my upcoming rental purchase.  

so instead they appraise super low so that either the borrower doesn't take the loan or there is so low an LTV that the lending institution can live with it.

Yes you will most likely be splitting profits but after a flip or two you will have the necessary funds to revisit the funding options you mentioned above.      

Taxable value right now is about $2,300,000-Loan:  Full recourse 75% LTV (including 75% of $450,000 rehab budget), 5 yr term, 25 year amortization, 4.5% interest with interest only year 1-Age: 1968-Individual HVAC and Hot water heaters-9 down units have been "down" since 2007!!

In that situation, I might choose to raise the capital and build the project, or possibly flip it to another developer if I can't raise the funds myself.

Place the offer without a POF or should I just use a transactional funding POF?

Do you think wholesaling properties would be a good segway into real estate investing, due to its quickness to raise funds and the knowledge I'll pick up? 

It's an 2/1 872sqft, $$1400/mo and Tenants pay all Utility 2nd property property is a Duplex.Front Unit is a 2/1Back Unit is a Studio Sqft 1832Tenants pay all Utilities Separate metersRents are $1300 & $1000/moProperty are in Great shape with a 10% capThis is a Package deal, so Pm for more pics and Info..Proofs of Funds Required before disclosing further info..