Maybe I’ll do an update here in a month and again in two months on how it goes if people are interested :) Thanks to the bigger pockets community and the podcast for all the information which helped push me to feel confident enough to get into this first deal!

But I've also heard of multiple banks pushing LTV's down to 70 or 65%.

Not pushing you one way or the other, just thoughts.

Northern Virginia districts could establish more social programs to support those families so they are not pushed out.

Pushing my cash flow to $6k+/month. 

In the meantime, the seller scrambled to find a tenant without proper tenant screening and pushed through a candidate with prior eviction history and who I did not approve.

That is not to say that the list is bad maybe 1 or 2 of those properties would like to sell but just haven’t acted on it yet and you could be the one to push them in that direction.

I find that the cheapest things to do that make the house go that extra mile are:Curb appeal of coursePainted cabinets and maybe new knobsPainted doors and new handlesnew carpet/hardwood or just very cleannew electrical switch platespaint or replace trimtile in foyer or just nice flooringnew shower curtains or clean sliding doorsadd window shutters painted an offset color of the housenice mailboxto expand on curb appeal:clean gutterspressure wash or clean sidingLandscaping is almost a must to sell really fastexterior lightsThese are just a few and are very basic items that can add to that WOW factor.

I know that there is a push nationwide by NAR and other Lobby groups to make wholesaling without a License Illegal.

Ask the buyer if there are any terms that he could budge on to help push your partner over the edge.