As long as the projected rent or ARV is high enough, the $7K purchase price looks mighty enticing to me.EDIT: Oh wait. 

They were difficult houses to sell, and I offered a higher commission than the typical to entice the agents to my house.

(still a bit of an awkward request onto the Seller)Or perhaps, see if the Seller is willing to finance over the near term, though with tenant cash flow you would probably need to give the Seller some decent upfront cash to entice the setup.  

The prices out-of-state and the returns, from a cash-flow perspective, are much more enticing to me.

It doesn't sound very enticing. 

I'm painting and cleaning it beginning of July and plan on putting it on the market for $159,000 plus a bunch of incentives like paying the rest of the year's association dues to try and entice someone to come in and take it off my hands.

This is a new strategy for me, but the potential is very enticing.

Good suggestion, Craig.Real estate investing seems to be littered with charlatans who try to entice newbies to buy their books, consulting, services.  

How should I correctly send details to my cash buyers to entice them to close on wholesale deals?

You could also offer a buyers agent bonus to entice buyers agents to bring people to the property.