Go to sheriff sales and check out who's biddingAsk a real estate agent to send you all the properties sold near your property for cash in the past 12 monthsGo to your local REI and networkPost it on BP market placeCall the bandit signs in your area (they are either wholesalers who know buyers or they are cash buyers themselves)Good luckCB

It took me over 15 years working in the corporate world to come to that same conclusion so congrats on getting their sooner.Here's what I will tell you....wholesaling is a sales and marketing business.

I'm the sole member of the LLC and it has no debt and no other assets besides the rental property package for sale.

It sounds like you have undercut the sellers expected sales return from $180k to $150k.

I install electric water heaters in my units because they are cheap and easy to replace, Ace Hardware sells 40 gallon units for $299, vs a power vent Gas one is $749, and life span is about the same.

Are you the type who likes sales?  

If she had not called, I would not have even known it was for sale until it was too late.  

(Make sure you are including your closing costs on purchase and sale to compute.)  5% vacancy is probably unrealistically low unless there are long-term tenants (which often means the rents are below-market).

The easiest way in my opinion is to make the sale for the seller as easy as possible so he's inclined to sell it to you.

Right now the only thing in the 0-60k range in all of Nassau County on MLS is a house boat in port washington:) You can find some beat up properties in suffolk or some unrealistic short sales on MLS.