A tenant can pay rent late without consequences in certain scenarios, trash the place, or refuse to move and the landlord has to deal with that.

It is incredibly hard to find a cash flowing deal these days in northern UT with home prices and interest rates being so high.

This was a deal on the MLS.

My office buys deals from wholesalers quite often so we can be a great resource if/when you find a deal.Thanks!

And are currently looking for our second deal. 

If you don't want to deal with managing it or would have problems renting it, then sell.

All the book examples out there seem to only point to making cash offers on deals found this way.I realize that if it's too distressed, a bank won't lend on it and other financing will be necessary (hard money, partnership, private lenders, etc).

Would it be % based or  a per deal fee or what? 

Some sellers were asking for cash only deals. 

Quote from @Ryan Burris: I am still quite new to real estate with only 2 deals under me.