I don't want to sell to investor who hates wholesalers, I don't even want to profit from hatemongers.

I can't recoup the cost of a 15K hot tub replacement by raising rents really high.

If it cost you say $50k to build out a detailing space and you receive $600 monthly rent double net then you’ve got a 14% ROI.  

It's not about winning at the cost of others; it's about finding solutions that work for everyone.

Factor in property taxes, insurance costs, and maintenance expenditures to ensure your investment aligns with your financial goals.Take Advantage of Financing Options: Explore FHA loans for owner-occupied properties or conventional financing options tailored to multifamily investments.

This demonstrates the buyer's seriousness and commitment to proceeding with the purchase.Additional Clauses:Subject to Sale of Buyer's Property: If the buyer needs to sell their current home to finance the new purchase, include a clause making the offer contingent upon the sale and closing of their property.Specific Repairs or Improvements: If the buyer has identified specific repairs or improvements they want completed by the seller, include details about these requirements as conditions of the offer.Review by Legal Counsel: Consider having the "Subject To" offer reviewed by a real estate attorney to ensure all contingencies are clearly defined and protect the buyer's interests.Final StepsNegotiation: Once the offer is submitted, be prepared for negotiation with the seller.

"Everyone who does answer isn't interested in selling" is laughable.

All of your equity will be eaten up by closing costs alone  

You will also have added costs because the primaries that are currently mortgage free will now have mortgages.

Amid the chaos of decision-making around buying, selling, renting, or rehabbing, investors often find themselves seeking ways to simplify their operations.