She may just be trying to put it aside and not talk/deal with it b/c of the stress but at the same time wants relief and out of the situation.If you could get everyone involved to cooperate then you could probably solve this equation with their help.

I'm also guessing that you are financing with government subsidized loans (GSE loans from Fannie Mae, FHA, Freddie Mac) and that changes the equation. 

The wholesalers provide an integral part of the equation, however, so I don't mind paying for their services (for now)In my two rental properties I get about 1.4% of purchase (plus rehab).

I need to learn first, I need to remove emotion from the equation, etc.Thanks again!

I would expect a "smart private lender" at the REIA to beat HM rates by a couple percent and 1 or 2 points, but not be half as expensive (which might equate to 6% and 2 pts).

The LTV of the seller will equate how much equity the owner has. 

Now there is no way on this planet I'm going to give someone a 50% down payment, especially when that equates to tens of thousands of dollars.

However, if you know what you are doing, or have someone who can do it for you then it takes much of the risk out of the equation.  

If you are going into debt to do it you are not starting off on the right side of the equation (My opinion of course)

Would you recommend using the 50k (from a family member) as a 20% down payment on a commercial loan, or use the 50k as several smaller down payments on several private mortgages so more properties could be acquired (because the private lender doesn’t require a 20% down payment….just SOME skin in the game, which equates to smaller down payments )?