I just want to do it fairly...I also know I’m going to be holding this one vacant until June, Thats one of the downsides... but once I get it lined up with the school year I’ll be good... don’t want to have to evict... and kick a family so to speak. 

Do you have a housekeeper lined up?

You can't represent a seller here because it's a bank and they have an agent already.You can buy yourself for sure if your price is highest and best but you'll need a lot of things done before you can all it.If you're an agent you can represent a buyer.However, in today's market, REOs flying like hot potatoes - everything distressed going to the higher than asking price.Bottom line: it's too late to wholesale when it's already foreclosures, the owner of the house get it lost.

@Aaron Robertson - I recently refinanced my house (future rental) with a home equity line of credit (HELOC).

You will need a lender with a deep product line that will cover virtually all your needs.

Before they built more apartments and condos here it was people lined up wanting to rent 2+ years ago.

So the monetized installment sale would be best only if:a) the seller wants a simple cash exit without paying capital gains tax (until after 30 years)b) you can line up your own purchase financingOr, maybe the seller would benefit by using this approach to dispose of other properties they own that are not the ones you wish to buy.

The bottom line is its about the money and if the numbers work.

Could anyone referral me a great company to qualify for a line of credit with ?

I think the Red Line will also help.