This is my only issue.I am trying to figure out the best route to generate the downpayment needed (or get 10% down).

I have the following:- Clean Gutters - yearly- AC maintenance - yearly- AC filters - every 6 months- Gas furnace filters - yearly

While looking I found a couple houses that I liked for $80,000 that we could afford and generate positive cash flow in the future and quite a few fix up houses for $45,000-$65,000.

A better time to buy it might be at the foreclosure sale, then it will be a clean purchase and you're free to rent it to her or anyone.

Cameron, there is a shortage of deals in MA, and the MLS is almost certainly picked clean.  

Much of the house has been repainted and the carpet has been cleaned twice with a deodorizer put down each time.  

Investing implies the use of YOUR money, to generate more money.  

There aren't many updates that need to be done to make it tenant ready; a couple door replacements, small bathroom fixes, and cleaning out tell unfinished basement which the owner started to make into other apartment but ran out of money.

I wouldn't think a property that is rented and generating income is a candidate for a wholesaler.

I want the slate clean and maybe I can learn something I didn't know before.I want a cash flow first.