@Kellen King I spoke with some of the proxy bidders and they told me that many of the current auction buyers are end users.

I have them get preapproved (if they are a buyer) and then they have to come meet me at a REIA before we even talk about working together. 

My game plan would be find a buyer whose willing to do $10,0000 down, $650 a month (maybe someone with bad a credit or wont qualify for a bank loan?).

Get a deal get it under contract and find a buyer.

But if you go to an owner you must find a way to provide value to make your proposal more attractive then someone's else.Know that anything over 4 units = commercial... different rules and different buyers.

FHA is for first time buyers that are owner occupying.

The only land contract I have ever seen is between two family members when one was helping the buyer out because the buyer didn't qualify for financing elsewhere. 

This is the non-refundable amount the tenant-buyer pays to have the Option to buy at a previously agreed upon amount or the Option to walk away.

If the wholesaler indicates they are going to purchase the property and the only reason they do not is that they do not find a buyer and have not indicated that they will not close if they do not find a buyer I have issues with this.  

You come across some good deals but you can also get that just by getting added to wholesaler buyer lists.One thing that has worked well for me is joining the local REI Facebook groups where good deals are posted frequently.