,I think 1.4 is going to be tough to get.

So tough (impossible, really) to find a buyer if the buyer is looking for cash flow. 

That will likely be a tough sell.

@Tony Ortiz Cash Out Refinances for Non-Owners is usually limited to 75% of Appraisal Value...About the best you could do is to get your Mother In Law to do the Cash Out Refinance, assuming she is Owner Occupant...Otherwise this is tough situation...I work with investors that are buying Cash Flow Rental Properties, and I am very clear to them that Equity is a Long Term Play, and in most cases not worth doing a Cash Out Refinance because of the closing costs involved...I help investors focus more on Cash Flow...Your Market could be different...I'm in Chicago...Alternative could be to consider Unsecured Business Lines of Credit, which is personally guaranteed...these are generally connected to a major bank credit card...You only pay interest on the balance that you use...Most of them offer 0% Interest the first year...Just some thoughts...

There are too many shady characters who their people work out of their houses or outsource workers from other countries, its all puff and smoke.  

I am so sad and so proud (at the same time) to be from Detroit...we are tough, we will be back.

As it is, going back to them is going to be tough.....Hopefully, when you agreed to this number, you let them know that you would only be interested in tying this up to wholesale it and would not be the one closing it.

Being a remote landlord is tough.  

When looking for 2% in good neighborhoods - "most are found through direct mail, tough digging, great negotiating as well as really good relationships with those that helps find those kinds of deals." 

That makes it tough to communicate with sellers.