Basically the wholesaler doesn't pay anything but they do front a very small consideration that is paid back at the time of sale.

@Andrew Taylor It sounds like you are talking about 5+ units, basically a small apartment complex. 

With that offer and hacking, I would basically be breaking even.

One can do better by buying treasuries and zero risk and then margin that bond and easily use those funds to buy more and more bonds to compound their return with basically zero risk.

Hello everyone,I know this question may be very basic, but I'm just starting out into the real estate investment.

If you feel it to be a bit awkward or could become a conflict, see if she'll pay one of her associates a flat fee of $500 or something to represent you (basically take care of paperwork)  for this one deal..  

I've also considered Goldsboro, Wilson, etc - basically any of the small/medium cities scattered around that seem like they would cash flow better. 

Hayward is different from other cities as you are basically able to add on or build and ADU in other municipalities with no mention of owner/occupant.

Thanks, but it would have been better had I not basically fallen off the wagon.

Basically, if you run all your numbers - Rent MINUS mortgage, property tax, insurance, property management fees, listing fees, take into account vacancies, repairs, cap ex, (HOA fees, Utilities, lawn/snow care) and you come away with a good chunk of cashflow, then its a good buy.