"letters")  as you have pictured it,  why would anyone believe you can buy their house in cash when you can't even afford a damn printer to at least TRY to come over as financially stable credible and legitimate.Yeah right?

That suggests that they are either not giving up a lot suggesting their program is not as effective as they might suggest or that it is far more lucrative and/or stable to sell the program.  

Jefferson County's population has remained more-or-less stable since 2000: https://worldpopulationreview.com/us-counties/al/jefferson-c...

Most people don't understand the overhead needed to maintain a stable and consistent direct-to-seller wholesaling operation.

The goal is to have a outdoor lodging; domes, tents, or cabins, and have an equine stable on the property.

Here are the key points:Lender Policies: Most lenders require proof of stable rental income, typically shown through previous tax returns or a history of rental payments.

Nice positive cash flow, stable rental situation, and incredible interest rate.San Diego offers a market a the top ish. 

The best I can offer is to tell you to verify that income carefully, and as @Brent Paul said, make sure that income is not about to be interrupted.Sometimes with CC debt, you do run across reasonably smart, stable, functional people with that much.

Lenders typically look for stable income when approving a HELOC.

Here are some considerations for commercial real estate:Higher Income Potential: Commercial properties often generate higher rental income compared to residential properties, especially in prime locations.Longer Leases: Commercial leases tend to be longer (5-10 years or more), providing more stable cash flow and less frequent turnover.Tenant Diversity: Depending on the property type, you can diversify your tenant base, spreading risk across multiple businesses or corporations.Market Dynamics: Commercial real estate can be more sensitive to economic cycles and local market conditions, requiring a deeper understanding of business trends and tenant industries.Purchasing: Generally, commercial real estate will require 20% down.Choosing Between the Two:When deciding between commercial and residential real estate, consider these factors:Investment Goals: Are you looking for steady rental income, long-term appreciation, or both?