Overall, I admire your high risk tolerance, but I think your plan is far over leveraged and it scares the crap out of me. 

When purchasing at a substantial discount the risk is worth the reward, but now there is no reward, only risk.

You can work with the seller to carry a note for your which you can pay back over a period of time.

You’ll probably have better tenants there and less risk of a soldier getting out of contract if they get deployed.

I do my best to mitigate my risk by making the lease a joint lease and requiring co-signers for each of them.

I do my best to mitigate my risk by making the lease a joint lease and requiring co-signers for each of them.

The risk in wholesaling is loss of earnest money, spending on marketing that leads to no deals, getting a bad reputation if you put bad deals under contract and have to weasel out of them with unethical escape clauses etc....

then go find an owner carry situation with that large down payment and let rentors start paying you.

Our former tenant served 6 months for assault on an at risk senior (my husband had just turned 60).  

If you do not do it this way then you risk running your unit vacant because college students tend to start looking for a place to stay around Feb-May for the following year, actually more like Mar-May, but you want the Ad up in Feb.