If I were buying a property that was not permitted, I would ask the seller to come off the price by half for all the possible repairs needed to bring the property compliant. 

The buyer in the deal negotiated a sale price with a 3% seller assist and had lending for a first mortgage of 97% which was a conventional 30 year mortgage with standard interest rate at that time and the 2nd mortgage was a bit less than 3% at a 0% interest rate amortized over 10 years. 

Hi all, I have my first few leads lined up and when I call sellers to negotiate I need an idea of what my bare minimum wholesale fee should be.

@Charles Parrish Thank you for your responses.I am in the process of acquiring this SFH through owner financing.The seller still has mortgage on the property do it's going to be a wrap mortgage arrangement.The deed will be transferred on closing to me.I was just concerned about the loan being recalled.I have heard people say this is possible.

PURCHASE COSTS: Purchase Price ($62,000.00) Inspection(s) $400.00 Appraisal(s) $450.00 Survey(s) $0.00 Lender Fees/Costs $0.00 Closing Costs ($5,200.00) Other $0.00 Total: -$66,350.00 REHAB COSTS: Labor (from page 2) ($13,900.00) Materials (from page 2) ($16,380.00) Total: -$30,280.00 HOLDING COSTS: Mortgage Payments $0.00 Property Taxes ($300.00) Insurance ($700.00) Utilities ($900.00) Lawn Care $0.00 Other $0.00 Total: -$1,900.00 SELLING COSTS Selling Price $130,000.00 Commission To Agents ($7,800.00) Buyer Home Warranty ($500.00) Buyer Termite Letter ($50.00) Buyer's Closing Costs $0.00 Seller's Closing Costs $0.00 Total: $121,650.00 PROFIT: $23,120.00 On to my questions:- Other than potentially needing to pay some of the end buyer's closing fees, am I missing anything else that should be accounted for?

I dont understand how minor repairs can mean a 70k swing in value from the next door.  

I know that closing costs are often either payed by the seller or rolled into the final price, so why would she tell me that?

I’m trying to decide what some reasonable offers should be and having a difficult time, because some values I see on county records are way lower than what some sellers are asking.

Online leads for buyers or for sellers? 

You will get a special warranty deed, that basically means the seller/bank/auction house is selling where is/as is, and you, the buyer are responsible for all liens with the property.