While the 10K you have will likely be enough to close, where are you going to get the money to rehab the house?

The notary keeps a copy in the closing docs anyway so there’s no avoiding it.  

Soon closing on a property property cost $458k and the closing cost is really high we are doing FHA mortgage they are charging 2% of the loan plus application fee and mortgage insurance on closing for the amount of $7k and plus monthly mortgage insurance... in 2020 there was not just a thing 2% of the loan on mortgage origination loan fee! 

When selling a flip I do buy down and/or money towards closing VS lowering the price This keeps the price higher so when I sell another flip in that geographical area, the appraiser  uses the higher sales price as a compFor an agent it’s better as the seller pays a slightly higher commission 

(There are even some who believe that the seller providing a loan to the buyer will disqualify the exchange entirely, but that's not been our experience.)The most straightforward solution is to have the seller provide a cash loan to the buyer outside of closing. 

If you are going to wholesale the property, try not to blow smoke and say you need to have your partner come look at the property before closing - you are wasting the seller's time and many have been burned that way. 

Wholesaling is getting a contract signed below market value and selling that contract to a back-end buyer.The fact that wholesaling is saturated has nothing to do with the difficulty to do consistent deals and close these deals and make money.What IS saturated is marketing.

Starting as close to where your experience lies as possible will save time money and headaches.

You can look into bundling the properties into a blanket portfolio loan to save on fees and closing costs.

@Paul B. made a great point that anyone can close on something if they overpay.