Someone else may say its free money and let it ride, so invest it in something super high risk and high reward and if I win they I win but if I lose it all I lose it all. 

I know that a ton of people will win with the approach you are contemplating taking - in taking a HELOC out for the down payment on an investment property. 

You want to make both parties happy.Most wholesalers fail because they are chasing the spread (their money) and not focused on helping the seller and providing a win-win for the buyer.

Hello everyone,I’m a 18 year old electrical apprentice and I’m looking to do a full dive into real estate investing.I am in the union and earning base wage, parking, vacation pay, pension and full benefits are covered.I am saving about 400/w in a high interest savings account right now which is 60% of my pay, I am going to get guaranteed $5/h raises every year for the next 5 years.

If you see multiple posts a day, it's definitely worth speaking up about like @Nathan Gesner mentioned.At the end of the day, these "trolls, the cut and pasters, and AI posters" don't win in the long term....All sites or groups that grow experience the same issues with moderation (see Facebook groups), but VAs can't moderate because they are doing a letter of the law thing and not reading these garbage posts for what they are - spam, AI, number puffing, and cut and pasting, self-promo.

Ask the tenant to come up with a reasonable offer based on the data so you can work together to keep them there.Almost all tenants come in $100-$150 under the market rate.It's a win-win.

Not trying to scare you, but you could be out $100K or more even if you win.

His suggestion was to wholesale it because he believed that for the purchase price of $90K, it'd be a relatively safe bet with a good margin.So, my question is: How do I get cash buyers or "buyers lists"?

My goal is a win-win situation, and it's basically for him to do owner financing and rent. 

Your best bet is to invest in growing areas that are landlord friendly and where you can either connect with or build a good team yourself- realtor, property managment, contractors, etc.