Rates and terms are for the most part the simplest part to the equation. 

However, sometimes, if the offer includes a lump sum that would allow them to get out from under the ashes and go somewhere else to start anew, they take that life raft....and since they are out of time, they don't have many other options.My suggestion in approaching Sellers in pre-foreclosure is to contact them with a deal that will give them a lump sum that equates to about 3-4 months of living expenses in a decent apartment. 

Vacancy has to be part of the equation as well.

Investors are definitely going to be drawn to someone that understands that cashflow is far more than a rent-mortgage equation too, so education from places like BP is great.Network is huge as an investor friendly agent.

All costs must be factored into the equation here. 

The problem is folks have no intent on closing the deals they tie up in contract...so it equates to unlicensed activity...advertising is another issue...99% of wholesalers here are not doing this correctly, but some are.

Learn as much as you can and leave as little as possible up for question.Same goes for the other side of the equation. 

If they don't "have those" move to the next candidate.A 1099 may show money paid but not necessarily equate to "income" in the sense of getting a paycheck.

Putting the numbers in a spreadsheet so you can compare them side by side takes aesthetics out of the equation and focuses you on the numbers and the investment potential of a property.

You need to stop your equation at the $1300 cashflow point.