Anytime I can secure easy funding for more than I can earn - its a great deal!

For instance, a home with an ARV of $100k or less, you need to be at the 65% minus repairs, a home with an exit such as yours of $475k can be as high as 77% IF it is an easy and quick flip, guideline should be set no more than 75%.For homes with longer rehab times and higher ARV's like $750k and up, you need to get the rule back down to the 65% mark again.Point being, the rule needs to adjust according to each property type, time factor, difficulty factor, etc.At 81% of ARV + you added in rpeairs on top of that (if that costs was $25k) then your "all0in cost to exit price was 86.5%Your $42k profit based on an estimated $411k cash investment gives you a cash on cash return of 10.2% (that is only half of the minimum I shoot for).

And most important, have the courage to follow your heart and intuition.

Easy response.

The majority of people said it could not be done because they did not understand seller financing themselves. that does not mean it will be easy or that everyone will accept your offer.

Runs 2 to 3 times cheaper than window,,so tenants have less utilities...happier,,,easy to maintain.

I've been talking to him about dropping the price 20K (my "easy" haggle room, considering his 20K commission) but he doesn't think it's worth it.

Instead they just want to get the pain over with as quickly as possible.You also have to find a bank that is motivated and doesn't want the property (shopped) listed by the seller to fully expose multiple offers and compete with other investors.This is why many people wholesale.They make a few k on a marginal deal and let other investors take the high risk.Then they only buy when they get a really good deal for themselves.I would say "Do not get emotionally attached to this deal and overpay because you wanted to BUY SOMETHING" Instead just treat it as a property and if someone overpays for your goals then move on to the next.Remember it is easy to build a crap portfolio with marginal returns.It is much,much harder to build long term quality properties at a great price that will create generational wealth for the your family.

I have never wholesaled, so I don't know how "easy" it is.

Bill too many factors would weigh into this.You are looking at hard money with very high carrying costs at 60% occupancy as a regular lender won't touch it.Too easy to go from 60% to 40% or lower and the new lender has a fresh foreclosure on their hands.Unless you pay cash you will need a HML or private money and will have to pay low to get it to cash flow until you can refi into a lower debt service once stabilized.Is this a local,regional,or national bank??