hello, I am new to wholesaling and have seen some properties that only want a cash buy however the properties are not in terrible condition what is your advice on trying to wholesale a home that's not in terrible cond...

If you are talking about a real estate investment business in hopes of getting some kind of "business credit lines", that likely will not happen no matter what you do.

within the next 3 - 6 months duplex /triplex in or around my area although  the funds are week due to a high DTIalthough i have a 740 credit score, some larger purchases/ home improvements ,solar /roof /windows  have led me down the borrow pay later mentality..

But, depending on loan to value and credit should be able to do much better then 10.24%.And the 10 number you mention is only for conventional loans.

Our credit is excellent; we could pay it all in cash by shifting finances around. 

We get emails from wholesalers that get close but the properties are to small for our buy [box] (low ARV or rents), bad locations, distressed beyond belief, or a combination of it all. 

In the beginning the numbers might have made it sound like a bad deal but it was truly a launch pad for my investments.

Buyer's agents are worth more than listing agents in my mind, but I think they were handed a bad card on this one. 

So I do not feel bad for 1st time home buyers.

Quick google search will tell you (insight: the future does not look bright right now)REIT investing - Good or bad idea (biggerpockets.com)