You sell and pay RE agent fees and closing fees of ~8% and are way behind.  

BK, foreclosure, short sale, liens?

From there you'll need to determine Debt Service (if it's a financed deal) and Capital Expenses, to then calculate Cash Flow.The Cash-on-Cash Return (CoCR) will just be Cash Flow divided by the All-In Investment (Purchase Price + Renovations + Closing Costs + Wholesale Fee).If you're wholesaling these deals, I recommend you aim to offer your buyers a Cash Flow of no less than $250/mo and a CoCR of 10% or higher.

Wholesaling is 20% real estate 80% marketing and sales. 

So, depending on your budget, space and how close you are to neighbors and their level of patience with the noise, maybe you could do both.

Any well-run NOO STR close to the nightlife/universities/sporting events does well, along with medium-term rentals for travel nurses, people giving Nashville a "test run", etc.

We've seen seller financing come back in a big way, and I think it will continue as debt continues to be challenging.Syndication, raising capital for less experienced operators, and those who have challenging deals, will be more difficult in this part of the cycle.What tools/strategies are you using to close deals today?

First one I closed in December 2023.

We've seen seller financing come back in a big way, and I think it will continue as debt continues to be challenging.Syndication, raising capital for less experienced operators, and those who have challenging deals, will be more difficult in this part of the cycle.What tools/strategies are you using to close deals today?

It's very close to the Cure Arena.