If I try to walk into a bank with how you conduct business they show me the door.

Tenant is moving in May 1st and asked if the walk-in closet door can be made to open to the outside.

And, in this market, deal flow is king...not cash.Development plays will largely not fit the scenarios above because they do not cash flow out of the gate and won't have long-term debt in many cases. 

I mean if no payments have been made in 12 months or the guy is in BK is open to help or has he already walked away?

If the seller says no to fixing, and no to price reduction then you buy as is or walk away. 

It's just hard to walk away from them because I watched the leader of the group make 55k just from wholesales on Friday.

Categorizing things so generally may make you miss out on perfectly good deals, or settle on a bad deal because it fit into the "good/recommended" category. 

If you can find a small house or manufactured home that would fit their needs, that may be an option.

I am finding it hard to find cash flow positive properties in these areas, i havent seen any properties fit the 1% rule and in general they all lose money, esp considering pmi and 3.5% down.

Some are tight and walk a straight and narrow line, and others think more creatively, outside the box.