Am I just worrying about nonsense or is this a reasonable concern when it comes to financing properties?

It's reasonably priced, looks awesome and has the maximum possible wear rating (AC5).  

For this reason, I would say don't pitch owner financing until you've already established credibility with the seller. 

I live in Hawaii so for me the only way to get into real estate with reasonable prices would be to invest outside.

The tenants who broke the lease found this to be reasonable, and we thought it was reasonable as well since we didn't have to pay for any vacancy costs. 

The reason I ask is... the more properties you own the more you can help your clients.

As Ed said, the only reason you would have to pay anything would be if you had a contract with them. 

I have wholesaled both ways, I like both for different reasons.

Reason why we are asking, is the appraiser will need to justify how value increased by $33.5k.We did a few upgrade ourselves but nothing major that needed a contractor; mostly clean up, fixing fences, changing bathroom hardware, etc. 

FYI I am not interested in taking the course with a Real Estate Broker in my area for two reasons.