Did you beat the reserve, or did they accept something less?  

I can't just "give" my mom money all of the time, she won't accept it.

There was no "inspection period" it was a purchase "as is" and my only contingency is the bank financing at $265k, but for my best and highest they accepted $315k.

The answer is that that is the only politically acceptable way to do it without charges of bias, profiteering, discrimination, etc.Ironically, the wholesalers are doing what the real estate broker can not do, using a net listing, pricing the product individually by time, effort and demand.  

So I called around to a few Hard Money Lenders, and I was accepted by "Ground Floor".

For us as investors the $20K delta could be the difference in whether or not we accept a deal based on the ARV - or worse, shortchanging ourselves in the amount of money we could actually earn.

1.We have a buyer2.The buyer wants to buy 1,000 barrels/day in existing production3.Purchase price is $30M4.Our bank will lend 67% or $20M5.We have a Mezz funding source who will deposit the balance of the purchase price of $10M directly into our lending bank6.The Mezz wants to get paid off in 12 months with a 30% profit, so he wants $13M in 12 months7.The whole key to this deal is that the Mezz needs a Forward Takeout Commitment from a legitimate bank or life insurance company for the $13MFour questions, please:1)Can you provide a Forward Takeout Commitment for this situation2)I understand from the information that Gordon sent me that this type of letter costs 1 – 2 points and that is fine3)Will your takeout commitment provider charge anything to underwrite this deal and let us know if they are willing to issue a takeout commitment4)We are working on oil production deals in both the continental USA as well as Canada – are both locations acceptable to your takeout commitment providerI am really hopeful that the answer to 3) is no, because if it is, then we will put a solid production deal in front of you.Let me know – many thanksps.We are also developing several SFR /Modular Dev in Austin TX. (2016).

I have been scouring the internet and testing out some marketing strategies looking for my first deal with no luck so far, but I am committed and determined. 

I remind them that there is no pressure on my part – If they accept my offer, then their problem is solved.

If you are investing in a tenant friendly district you need to understand that your courts mandate is to not evict tenants.Landlords must accept the fact that they are never going to change policy and are wasting their time chasing windmills if they think otherwise.