Depending on town regulations, most all have it outlined in their contract verbiage that the septic tank is to by pumped, collapsed and buried.This was truthfully a small expense in the grand scheme.

This is literally a no-brainer, if your numbers are truthful and  correct, you should of costed on this already.

Truthfully these two have been the ideal tenants.

rate/term (i.e. no cash out) are typically 95% LTV, but truth-be-told, I don't quite understand what you're asking.I will say that down payment on a traditional mortgage (i.e. conventional loan) cannot be a loan.

An MLS deal will never be a good dealCash flow on paper doesn't equal cash flow in real lifeI'm too busy to think about direct mail, etc, etc The kernel of truth in all of these excuses helped me to convince myself I was being prudent and being smart by waiting until I had more money or more relationships or more of this or more of that. 

Problem is I have no earnest money, no proof of funds, truth is this is my first time trying to wholesale.

In my experience, nothing could be further from the truth.

I'm quite sure she will not tell me the truth when I confront her.

Truthfully, if I find one that has around 18% return without a property manager, then the rate if I had one would be closer to 10-11%.

I understand that unpleasant truths about getting into real estate.