I'm ready to jump in the game.

RE is a numbers game.

It's nearly impossible to see every difficulty that may present itself... anything from Mechanical failures, Roof problems, Electrical or Plumbing problems, Structural issues, etc.Most importantly... know your end game.

I would like to bring something to the table from my experience and help others.  

The new buyers just asked me if they can move a dining room table in and they will be fully responsible for it.  

Haven't been able to get financing because we can't put skin in the game, so we gotta get creative.Our plan is to talk to the seller about doing seller financing, with the seller paid their interest (and the principal, of course) when the property sells post rehab.....so that would take care of the seller.  

If they are, the have some skin in the game to make this project a priority.

This would definitely increase your cash flow position and you would have more skin in the game for the mortgage lender.A couple years down the road, you could do a HELOC to pull cash out for your next wealth-building purchase.Good Luck!

To me, that is the difference between a "wholesaler" and a scam artist playing games with peoples lives and their home.

If you're nervous at all (which I would be) better to overcome those nerves in a lower pressure situation than one where you've got a clearly amazing deal on the table.