After reading this board I know most wholesalers are offering properties with too slim of a margin for most investors.

Yes, people can do that, but the chances that they actually do are pretty slim.

Appreciation in my area is slim to none.

at some point your going to need some cash some place.. you can do like the OP said and use investors to front the cash but you pay for that... then refi so end result is you paid more for the house than if you put cash into it. but its no cash down.or you pay all cash for the house up front get a great deal add value through reno and then refi at 75% and you have all your cash back if your not into the home more than 75% arv which from what my guys tell me in good neighborhoods in dallas can be pretty slim pickings. 

Rather than remove, glue or tack new slim boards or veneers  over everything.

Ours is called "Mr Slim" Ha!

It's a slim piece of plastic, with a few barbs on it, and people use it to pull hair out of the sink drain.

Theoretically you could submit an offer to these people who then submit that to the bank to begin the shortsale process, but it is a lot of pain for a slim chance of gain.  

Especially those that have no money and get into sandwhich leases or sub too some of those folks I literally kept out of Jail.. those are NOT appropriate for beginner investors in my mind or those that are not very well cashed up.. the margin of error is so slim... to the point I would suggest they should be heavily regulated same with sub too this should be regulated like Dodd Frank has regulated sub prime.. same thing disaster waiting to happen to those with little reserves and not much experience.So its just point counter point... no one is trying to be negative about the business or being a bully or anything. just a does of reality for the no money no credit crowd.

Actually the chances of someone born in the bottom 20% to rise above that threshold is very very slim.