The 2 properties that I had the offer accepted on that were steals ended up having Oil Tank issues when we did inspections.

To answer your question though, wholesaling is getting a property under contract (your offer on a property is accepted) for under market value and passing the great deal to someone else for more money. 

We are hoping to use SDIRA funds to loan to the LLC for the rehab, and charge our LLC a very lucrative rate, and I was testing to see what would be the max interest the SDIRA could lawfully charge.

She said the listing was going to be for 170k. i ran my numbers and the best i could pay is 138k she tells me they would accept.

With the apartment building market as hot as it is right now, I think sellers would rather sell outright or with seller financing instead of accepting a MLO offer.

(Keep a few bucks in your pocket so that you will be able to accept any reasonable counter offer).

If the seller knows your credit qualifications have passed through underwriting and all you have to deal with is underwriting the property you'll stand a better chance of getting the seller to accept your offer. 

One condo owner did not accept the repairs of her plaster ceiling and walls which were damaged by water in her Dining rm.

Which is also to say, I don't think you can accept payment for next month if he offers it if your plan is to remove them.

The biggest factor/ unknown will be the support underneath which I will have a structural engineer take a look at.THE GOODI am quite sure I could offer low 30's for the property and he would accept.