The seller what’s to sell to save his credit, but doesn’t want to involve the wife ( I don’t blame him) but according to the county she is the sole owner of the house.

My first one i was in a basement type setting i thought i was going to be in a fancy hotel before i got there the guy i was in contact with misguided me the directions so i was already off to a bad start, then i told him what i wanted to get into and i said wholesaling and flipping but this event all they spoke about was a lot of the legal stuff and how to get loans and use other peoples money no money no credit never explained much else, so i didn't really find anything out of that.

My credit score is low about a 600 but I know I will be able to bring that score up now because of this new cash.

IRRs to me are a bit of a distraction and I always treat them with suspicion.Plan for all of your replacement costs for your holding period at purchase time and be prepared for a few negative years if you have a major expense show up. 

If you have a tax return prepared during your retirement period - look at the bottom of the first page for the number called AGI, Adjusted Gross Income.2.

If you have good credit and tax returns that can justify the loans now, they may be able to offset this lack of experience, buying you time to use the properties as income for future loans.

He is versed in tax credits and project management- possibly property management. 

I too did not have a degree that prepared me for any sort of manual labor.

Will that full 20k balance be due the following month like a credit card? 

My capital and credit.