By asking if you can wholesale it says you want to pass a contract for a fee, if your intentions are something else, you can say so as you really wouldn't be wholesaling if you are simply assisting her (which, IMO, is where your duty should be).You said she had no equity, but worth 90 minus 15 is 75 and her mortgage is 70, that's 5 k in equity, settlement costs will eat that but she has equity.How did you get your rehab costs, what is really needed, I could do a modest kitchen rehab, change out all the flooring, interior paint, and do some outside work for less than 15K.

Next - buy green wood, unfinished.  

I don't mind eating the fee but how should I handle it? 

Can you get a conventional mortgage on a home with a green pool ?

Jason,I think its a nice idea to think about the tenant because turnover cost and rent loss can eat you up if the PM isn't doing his job.

If you let money sit then taxes, inflation, and no write offs will eat you alive.

As far as insurance, he ended up eating the costs and handling the repairs on their own.  

I can get you the details, the organizer's name is Jerry Green.

Has anyone ever rehabbed or marketed their properties with low Voc paints, sustainably harvested wood or bamboo, cork or refurbished wood. energy saving appliances, air filters, fruit trees, water gardens, passive house.I'm thinking this is something I would like to do but of course it's all about economics and these green things usually cost more.

It's not bad but you have to watch for the park fees as they can eat your margin.