@Nathan Brooks your comment is a sight for sore eyesARV is $70kAlmost a full rehab.  

I have a seller willing to bring around 7k to closing when i buy it but I would like to take the property subject to and apply the money to the principle/RSV fund.I could do a traditional loan with 20% down instead but would rather save my cash for a next deal if possible. 

A deal that would make sense for me would be one where i get some % down, ideally 20%monthly payments that cover my mortgage costs for some period the buyer has the right to buy the house any time during that period for it's current market price minus whatever principle they have paid down.but i don't want to hand over the deed to the buyer until i get paid in full.and there needs to be some time limit, like 3 years, for them to take over the property.Is this a standard deal and, if so, what is it called.My realtor is calling it a wrap mortgage, but from reading the site it seems like I would deed the property to the buyer immediately with wrap mortgage.  

We hope you have a great time exploring the sight, checking out articles and connecting with members.

Retaining walls are in plain sight, even if the problems are not immediately obvious.  

I'm heavily analytical and I buy houses sight unseen - but the downside is that means I expect a lot of data and pictures.If you can help, or know someone who can, please PM me. 

There have been times when this is not possible but my last ad had over 100 responses with a couple of people willing to pay a non-refundable security sight unseen.

So it's not completely sight unseen. 

Something I did 4 years ago.Please see a few blogs I wrote below for Bigger Pockets that I hope you find useful.http://www.biggerpockets.com/renewsblog/2014/07/26/sight-mind-real-estate-investing-afar/http://www.biggerpockets.com/renewsblog/2014/08/17/found-freedom-real-estate/Thanks and have a great day.

@Joe Villeneuve The two properties we are buying for 46k to rent:2/1 880 sqft. and 1/1 700 sqft.1/1 will rent for 600 and 2/1 will rent for 750 for a total of 1350.Principle and Interest: 250 per monthInsurance for both: 46 per monthTaxes for both: 100 per month1 month vacancies: 112 per monthProperty management: 135 per monthMaintenance: 100 per month1350 - 755 = 607 cash flow per monthWe are working on 3 properties to buy and wholesale.