Nor do they have the ability to source at wholesale etc. 

The seller must have both the a) ability to provide seller financing and b) the willingnessAbilityWhile I know there are some creative seller financing strategies for sellers with no equity, in my experience generally seller financing works best when the seller has a lot--or even 100%--equity in the property.

This allowed me to work on the key elements of a wholesaler, negotiation, accurate property evaluation, and marketing.

As for what we look for, it's stabilized properties of 100 units or more, preferably with some ability to increase NOI by raising rents or cutting expenses.

I'm not responsible for my tenants other bills, not sure why I would pay for his/her utility consumption.Can you direct Ontario Hydro (Power-one or whatever their name is now) that you will not longer be accepting such redirected billing and, in the future, they should suspend service and notify you if a tenant falls into arrears.... or, you could always send them a bill the next time a tenant falls into arrears with rent. ;-)

OTOH, its possible the loan has a broader calling clause that gives them the ability to call it for a variety of circumstances, perhaps with no reason at all. 

Right of redemption gives property owners who pay off the back taxes or liens on their property the ability to prevent foreclosure or the auctioning off of their property, sometimes even after the auction or sale has occurred".

Or the ability to copy the keys.

Also tell her that part of your job as a landlord is to assess tenant ability to pay.

Be cautious with sandwich lease options Vanessa, Bill Gulley and I have been talking on this subject for a long time.If you are dealing with free and clear houses, taking title via a private 1st mortgage - installment sale and renting or lease option is smarter than a sandwich.Also on the selling on lease option side, watch out for rent credits, in other words do not do them, consider a ROFR, or right of first refusal, as Dodd Frank, SAFE Act, etc. has come into play.Use a RMLO or Reg Mortg Loan Orginator with your buyers as per the ATR (Ability to Repay Rule) will bite you later if the buyer gets an attorney on a seller financed deal.