CAFEFULLY used, sub to and seller financing can be good for both parties. 

Material participation isn't just a box to check; it requires active involvement in the day-to-day management of your properties and meticulous time logs of not only the investor’s time but also other parties (like the PM company) activity.Navigating Short-Term Rental Tax Strategy:So, how can you avoid the same fate as Jackson?

Then, you can find cash buyers by accessing a list of properties sold without a mortgage lien.iBuyersiBuyers, also called instant buyers, are companies that buy homes using real estate technology and third-party title companies. iBuyers are often real estate tech companies and purchase a high volume of homes each year to resell.

While you can't create limitations against their lease and legal rights they have for quiet enjoyment, things like keeping common areas free of clutter or routine maintenance items that are tenant responsibility can often be added to help keep the expectations on both parties clear.

I too will be in the same boat here soon.  

I am in your same boat- we bought a house on auction.com without knowing the full extent of what we were getting into.

Here are some reasons why the wholesaler pricing may not work:They do not understand how to calculate the rehab or the ARVThey are NOT the party under agreement with the property owner and are part of a daisy chain with another wholesaler (or more than one).

This is bogus if buyer and seller are independent parties (if the parties are associated then I understand setting true value) as there is usually a reason for the discount purchase (risk items like unpermitted work, crazy low rents in rent controlled area, hoarder, heavy need of rehab, etc).  

If you do offer something like this, as you likely know, be sure to document it with a lease amendment signed by both parties.

Otherwise many many many agents spend a lot of time and effort finding property and writing contracts only to find that the funds can't be transferred, or they don't have immediate access to the funds, or they need some kind of approval from 3-4-5th parties, or there are exchange restrictions, or 9000 other excuses.You probably need to find them a commercial broker who can handle whatever kind of investment they want to make.