It's a little odd to me that none of the insurance agents in here have asked any of these questions ...

Every deal I've brought to these lenders is right at 65% ARV (which does indeed cover my purchase and most repairs).I planned to retain some of my own cash for contingencies/closings/interest payments/starting the rehab... but so far I'm meeting this 20% obstacle at every corner.

@Joel Owens  I suspect in her farm average sales price even for wholesale is closer to 400 to 500k .. not 50 to 100k.. and I totally get you on agents that work in those price points.

She is in a managerial position in her employment (started a month ago), and although I'd prefer longer current employment history, having a managerial level job gives me a more reliable feeling about her.

However, I think it's worth mentioning that student-rentals might not always have an inherent demand.

I also had a neighbor who does very well with renting out single bedrooms in her house through AirBnB ask me if I wanted her to manage it but for some personal reasons I didn't take her up on her offer.

Hi and this is a USDA Loan that the homebuyer is getting.I need to know how to go about doing this deal with a realtor bringing in her buyer.HELP Anybody!!!!!!!!!

Lots of wholesalers around, use the searches in here and you will find lots of people to connect to.

@Russell BrazilYes, that's a major obstacle. 

My lender had in her paperwork that we had to call her directly to lock our rate (no email allowed).