That helps landscapers to avoid mowing over them.Cute little buggers, aren't they?

Property includes 2 small sheds, landscaped yard, hand made porch swing.Sale also includes next door lot (0.32 acres).Information from Wholesaler:ARV: 145,000Repairs: 22,000 (13,000 for repair to septic system, $9,000 for general updating)Asking price: 65,000Comps provided by wholesaler:2/1.5/976 $157,000 8/26/182/2/1200 $138,000 9/26/182/2/1536 $134,900 10/31/183/1/1176 $145,000 2/1/840 $125,000 11/5/17I pulled my own comps from Zillow:2/1/900 $79,000 8/2/182/1/1176 $95,000 9/25/182/1.5/976 $157,000 8/26/182/1/1181 $119,000 7/31/182/1/900 $30,000 10/2/182/1/960 $100,000 7/13/18Based on my comps, houses are selling for $94.61/sq ft which would make the ARV $95,370, not the $145,000 he listed. 

That is why I am leaning towards some type of equity or payout for bringing the dealI am familiar with seller finance, syndications and other avenues.Its hard to know who to trust when talking to "buyers" in the digital landscape. 

I have redone the landscaping, trimmed trees and bushes, upgraded the swamp coolers to HVAC dual-pack units, upgraded single pane aluminum windows to dual pane, and removed carpet in place of laminate flooring. 

1) Mortgage2) Mortgage insurance (PMI or MIP) or FHA Risk base3) Property Taxes4) City Taxes5) HOA (Home Owner’s Association) Dues and Fees and Assessments6) Insurance   a) Property Hazard Insurance   b) Flood Insurance   c) Earthquake Insurance   d) Umbrella Insurance7) Vacancy Rate (usually 8% - the equivalent to one month a year, or 5-6% if multifamily and/or if experienced, if not use 8%)8) Utilities (you’ll have these if your tenant is not covering them and/or during vacancy)   a) Water § Sewer § Garbage   b) Electricity   c) Natural Gas   d) Propane9) General Maintenance (usually 5%)   a) Upkeep § Landscaping   b) Snow removal   c) Repairs   d) New Appliances10) Capital Expenditures (usually 5%, higher is the property is old and obsolete, less if fully rehabbed and all mechanicals and roof are new)11) Property Management (8%, even if you self manage, your time still has value and there might be a time when you'll want to be completely hands off or you'll not be able to do it, vacation, retirement, etc.), including...  

2) I have traditionally paid my landscaper by checks, but I have no receipts. 

OK BPI closed on a SFR that needs new cabinets and I’m adding a bedroom and finishing the basement along with some landscaping.

@Luke Capozzoli*Disclaimer: I am not an investor myself but I'm very familiar with the real estate landscape in my area*I am currently a student in Ann Arbor and just about every property in my area are rental properties for off campus student housing.

It will be my primary residence, I will be doing all the electrical(I’m a electrician), Painting, flooring, and land scaping.

(Also the straw that broke the camel’s back for my wife and slowed our expansion.) sorry for rambling but trying to give a little hope to people who haven’t gotten started and only hear about the coming crash.