It allows you to avoid the $7-12k cost associated with hard money loans (HML), which can improve your total ROI and cash-on-cash return.

Laws and deadlines are very specific and missing something will end up costing your time and money.

Upon closing, that money becomes the seller's and in the case of seller financing is used like a down payment, or in the case of bank financing, used to decrease the sale price (and it is the buyer's responsibility to have saved whatever down payment the bank wants at this price). 4.

I don't have the money to keep repairing at this rate (especially being down 2 units).

I am 23 and have saved up enough money to start my RE journey.

Investing in high appreciation markets enables you to acquire the number of properties you need at a fraction of the cost of buying in a low appreciation location.Lifelong IncomeMany people face the nightmare of outliving their money.

Become an LO in the Private/Hard Money space, and pursue both.

That's why it's not selling.In most markets, your Maximum Allowable Offer (MAO) to a seller should be no more than:        MAO = (70% * ARV) - Repairs - Wholesale_Fee        MAO = (0.7 * 290K) - 40K - Wholesale_Fee        MAO = 203K - 40K - Wholesale_Fee        MAO = 163K - Wholesale_Fee               - OR -        MAO + Wholesale_Fee = 163KSo, you'd need to get this under contract with the seller at under $163K to make any money at all as a wholesaler.At $200K you're NEVER going to get any interest from experienced rehabbers.This is also why you probably got no resistance or pushback from the seller.

You further implied using a hard money lender - why?

Thats a loooooot of money