My plan has always been to wholesale until I can fund my own flips, then buy rental properties because I currently have no money or credit.I've been looking into owner finance and was wondering if it's a good idea to offer owner finance still at least 15% below retail then rent it out, use rent to own, or put a few thousand dollars into it if it needs it and sell it.I feel like my market is over saturated with wholesalers who are dominating so I'm looking for a way around my problem.Any advice or suggestions would be great.Thanks guys!

The leverage you use is that if they fail to execute this agreement then you can sue them in small claims court for lost rent and utility costs while you are attempting to re-rent the property (You have to make an honest attempt at re-renting-it would be a grey area to offer it for rent and for sale at the same time).

I have a mobile home park for sale in upstate New York. 26 units asking $135,000 open to offers.

A FROR doesn't really tie up a property either, there is not obligation to sell, only an obligation to offer in the event of a future occurrence, receiving and accepting another offer.

I have been in communication with a potential seller in Winston-Salem, Forsyth County, NC (2 hrs from where I live, so I would likely get a PM company).Details on the property/deal:Asking 26k (owner shared they purchased for around  22k, which I verified in county records)Seller purchased in Aug/1/14 for 22k and put in about 5k in repairs (new heat pump, air handlers, pumping pex tied into city line, new cabinets, countertops and tiles, new service panel, painted).Rented at $550 with Section 8 tenants in place (vetted single working mother with her 2 kids) until October.Seller moving out of state, so, motivated but won't sell under purchase price.Zip code 27105, west of University Parkway2 beds, 1 bath760 sqftBuilt in 1950Tenant-paid utilities1.265% tax rateMy thought was to offer 24k with seller paid CC (estimated around 2.5k).

That being said, allowed up to 20% for maintenance seems very cautious, unless there are a bunch of major ticket items that weren´t taken care of during rehab (i.e. roofs, air con units and electrical panels nearing the end of their lifespan).  5-8% for vacancies sounds fine for a competent property manager.We try to offer 8-9% net to investors purchasing our turnkey properties (usually in Pasco County), although the price ranges are in the $70-100k range and we make smaller vacancy and maintenance allowances than you do.At the end of the day, if you´re an out of state investor getting 6% for a property portfolio that requires little or no personal attention and you´re getting a capital gain, then things could be far worse. 

You would be surprised the information they give.I had a cash value I was willing to offer for the home but like I said before this is a business and I am here to make profit.

good equity position for a subject-to offer :)

I wish I had some advice to offer here but I am curious what others will say.

you are an investor and obviously they're good and loyal tenants-- do you have any other units nearby you're willing to offer to move them into?