The dilemma is that she is really motivated, but out of touch with reality...my offer was correct for the property...ARV $106,000-110,000 based on recent comp analysis minus a $28,000 rehab...fixed costs...minus exit...minus desired profit put me around $55,000 on the offer...she will not disclose the least she will take...

That is what allows me to make strong cash offers.In reality that hasn't quite happened, but I still have a day job and live frugally.  

Thanks so much in advance for taking the time to read and even more so if you post.It sounds like you are speaking of Kitimat, which is in its own bubble, void of any grounding in reality, at the moment.

Because the reality is if a sellers decides to a deal else where.

As I said I would love to simply add on the costs to the tenant but the reality is if there’s half a dozen other apartments on the same block offering the same bedrooms and similar quality for 50 bucks less a month than you can guess who’s going to have a vacancy ?

If you are not taking title and you are facilitating the sale of real estate as a business and you don't have a license, you can be nailed.If in your state and/or your community wholesaling is considered as not being in compliance with licensing laws, your opinions and an entire staff of attorneys won't do you a bit of good in reality, if that is not local custom, you're had, period.

The reality is that you will never evict a tenant for noise, smoking, too many people living there, etc.

In reality you don't find deals at Wal-Mart, the market dictates what and when you find something, just buy as you can and consider the holding costs of the time needed on the current property.If you end up with too many, start hiring. :)

Your expectations don't match reality if you're thinking you can buy a residence with nothing down.

I know legally it is not OK, but everyone has heard stories that there wouldn't be an issue, assuming payments made each month and on time.What are your thoughts on that in reality?