Given the high total costs of US financing, it would seem that getting the seller to accept payments on any portion of the total price would be a win.

Examples are whether payments are going to be made monthly or quarterly, and what the interest rate will be within the commonly accepted "reasonable" range.While your mother would not be a disqualified person to your wife's 401k (at least not based on that family relationship), it is still important to make sure that plan investments are still in the best interest of the plan and not the plan participant or others with whom you have relationships.

More insight of the current numbers (considering a 4.5% interest rate for the new loan)House 1Monthly payment(PITI+HOA): $1,700/moPotential rent: $2,300/moCashflow w/o management company and allowance for repairs(house is in great shape): $600/moHouse 2Monthly payment(PITI+HOA): $3,964/mo (if offer is accepted but I believe the case study is valid for any other house)3964-600 (cashflow)-1700(mortgage first house)----------------------$867 I have to come up extra with every month.In this particular house there is also a room with bath that could be rented for about $800/mo (efficiency, as we call it down here).

Direct mail, bandit signs, social media, classified ads, and SEO are other ways to find leads.

Plus, I have only been sending to around 1000-1500 homeowners every 3 months - nothing too crazy.My offers have all been too low for these homeowners to accept.

How will your lender accept late or defaulted loan payments?

The 2 properties that I had the offer accepted on that were steals ended up having Oil Tank issues when we did inspections.

To answer your question though, wholesaling is getting a property under contract (your offer on a property is accepted) for under market value and passing the great deal to someone else for more money. 

She said the listing was going to be for 170k. i ran my numbers and the best i could pay is 138k she tells me they would accept.

With the apartment building market as hot as it is right now, I think sellers would rather sell outright or with seller financing instead of accepting a MLO offer.