My W2 income is very high (+$500k), excellent credit, but I hate my job and I want to leave within a year or two. 

I've found this to be super helpful: When someone inquires about the property Thank them and Send them the pre-requirements (Income, credit, no evictions) and ask if they meet them.

When you go to a Bank or Credit Union, they can only offer you what products that bank or credit union offer. 

Don’t forget heloc, DSCR, 2nd on primary, borrow from retirement accounts, credit card cash advance, property reserves, home improvement store credit, etc etc.

It sounds like the Title Co. was not aware that the tenant prepaid rent and just prorated the current rent for the month of closing, so agree if they had no knowledge of it, would not have ever gone on the settlement statement as a credit to the buyer and they likely will not do anything post closing to help obtain those funds. 

But just hating on wholesaling in a wholesaling forum is so unbelievably pointless. its not dead per se  but it is starting to be regulated as it should.. oregon just passed their version. where to wholesale you now need a license and over site by the RE commission.. along with criminal back ground and a BOND.. and as we know not everyone can pass either of those with the bond being the tough one if you have bad credit your not getting a bond.

The seller feels showing the invoice was a favor, it weird situation i am in, has anybody face such situation?

No Bank, Credit Union or Portfolio lender wants to foreclose on any loan if there is a way not to.

They have no credit history, so you have no idea how responsible they are financially.

Private lender will be close to a credit card interest rate for them to finance something like that.