I have been mainly coming up with homes that will reduce my current rent, but almost none that will produce a positive cash flow. 

@Jim K. sees the positives in things.

That being said, he passed away about 2 years before I began my Real Estate journey BUT his lessons about pushing myself, finding answers and taking action have never left me.

Either you haven't been completely transparent here, or you need to learn a bit more about how to improve your credit to put yourself in a better buying position.

It drives my returns up as they are constantly adding value to my capital rather than tying it up in a stabilized property...and I don't have to do any of the hard work sourcing and re-positioning the next one.

At that point your friend is paid in full and the new lender has a lien in first position. 

It anchors them to a certain position and they reference offers based on that number instead of the reality of the sale, to everyone's detriment most of the time.

Otherwise you’ll have find out if the buyer violated any disclosure laws, in relation to doing the sub2, and threaten legal action if they default and refuse to transfer title back.

I have been learning all I can and hope to position myself to be a resource for others as I learn more and take on new challenges myself.

Hello, I've been looking into wholesaling for a few months now and I've finally started to transition from the analysis paralysis phase to actually taking action (or trying to).